greetings from Bangkok we're going to talk about listing the same property
multiple different ways to maximize your revenue let's jump into it alright
welcome back Airbnb family this is Anthony, and Anthony is actually the
first Airbnb host that I've ever interviewed or going to.. I'll interview
more I think but Anthony's my first so Thank You Anthony for being my first
welcome yeah my pleasure so Anthony has a three-bedroom two-bath
house in the west side of Dallas and how long you've been hosting for just about
over a month now okay cool so your strategy is one that we talked about on
the channel but I've never done cuz I don't have any properties that are
really big enough I do have a couple three bedrooms but they're apartments
and we've just never done this strategy so Anthony strategy is is he lists his
entire space on the platform as a whole home for anybody who wants a book like a
month to three months in advance but then you do private rooms for like
last-minute bookings right so tell me what those last-minute bookings like how
far in advance is the limit when somebody wants the book last-minute
private room like how many days out can they book so typically I open them up
about a week in advance I usually do it about Sunday or Monday and so whatever
rooms I have the rooms linked to the full units calendar so any time the full
unit is booked then it blocks off those days for the single units but anytime
any of the property's not booked then a week in advance I open those single
units out so they can look through that full week up until the next Sunday cool
yeah so what you're doing is when you have a
full group you get more money because they get the whole space and when you
get like a last-minute booking you might get like two or three last-minute
bookings because they're you could get three reservations on the same day yes
all right so how much are you like trying to collect for your three bedroom
as a whole as a whole for a weekday rates I have it at about 359 per night
and then on the weekends I have it about four or fifty nine per night solid okay
and your weekends are pretty booked aren't they yes they are
congratulate that's awesome Congrats and so will private rooms what are you
charging for you private rooms so I have one room that's just one king bed and
then the other two rooms have two queen beds and
so I typically have the king bedroom 459 a night and then the two queen beds up
for 79 and nine each nice okay so you have five beds in the place plus the
couch or something like that yes sir okay got futon and blow up every
mattress awesome so you occupy what 14 15 15 ass nice by the way 15 is the max
you can list on Airbnb so if you if you can host 17 or 20 people when they
search it's 15 plus so you still get the same SEO advantage at 15 as you do on 17
by the way so how full are your like last-minute bookings like how is that
going so actually this whole week two of the rooms are booked for the whole week
and then I'm working on I had a request for the third room but they wanted to
try to do it through Sunday which I have the full unit booked on Saturday night
so I can't accommodate that but Trent's trying to give a special offer to get
them to booked Sunday through Saturday at low rate okay so your weekends are
like whole places books entire places it's pretty healthy and then your
weekdays you're doing private rooms and getting maybe $150 at night between -
right yes ish and then you might even get the third one booked yeah so your
weekdays you can get like 200 a night your weekends you get like 450 pretty
much yeah that's pretty awesome and so are you
mostly are you looking like you're gonna be near like night like ninety or
hundred percent occupied late in that how many days how many nights do you
think your unbooked for now in November I'm actually on booked for probably half
of the month okay so far just because I haven't opened up those weeks so it's
like the end of the month though like the last two weeks that you don't have a
private room so it's actually the next week and then Thanksgiving I'm pretty
much booked okay and then that last week after just the last couple days so this
week it's one of your rooms so you're like two-thirds occupied every bike
every day this week pretty much so you just have a private room untucked or
this week yes okay cool so the way I would do this guys if you
want to track your occupancy each room divide that by three right so if you
have one night that is not booked with one room that's one-third of your
occupancy which is 1% so normally if you have 31 days on a calendar then you each
day represents roughly 3.1 3.2 percent of your occupancy so if you have one
unbooked you're at like ninety six point eight percent occupancy right if you
have one night that goes on booked if you have two nights I'm booked a little
bit not over like you're right around ninety four percent occupancy right
ninety three point six so with him each room each night is like one percent
occupancy ballpark like one point zero eight percent so for you if you have
seven nights unbooked for one of your rooms but everything else is booked
you'll be at like 92 or 93 percent occupancy for the month so if you do
this strategy like follow his thing we've talked about this a lot I've just
never done it myself so I'm happy he's been my guinea pig thank you for that
and it shows that the idea works you get more money as a whole space right you've
got four hundred fifty dollars a night for the whole place where on weekend
nights he would maybe charge 80 to 105 a night for each room so the max he could
get is like 300 to 325 a night on the weekends if he did each is a private
room but he's getting that extra premium from having it as a whole space so
you're maximizing your revenue where you are truly a unique space and then he's
making the rest of his nights more achievable but you don't want a private
room booking next month to influence your ability to get a whole space
booking and since he's only been on the platform for about a month those large
groups are like 14 or 15 that would stay there those groups booked 2 to 3 months
out in advance so you're just not getting week days booked as an entire
place really yet because you're so new but you're realistically gonna look at
like Christmas and January is having some entire groups that might be there
on a Tuesday or a Wednesday which would be a first for you really
except for maybe Thanksgiving right the whole place is booked for Thanksgiving
pretty much good awesome so thank you very much for your time if you have any
questions for Anthony this is fun put him in the comments
ignore me ask him because he owns this house it's been a long time coming you
spent a few months trying to get this place you had some setbacks
Alex flooded right yep yeah it was rough but you know how to persevere through it
and get everything set up just so I can get this up and running and I've been
waiting for this moment so yeah now you're hosting it you're hosting that's
killer yeah so that's one one of the one of the downsides I know camera guy
almost wanted to show us off that's one of the downsides of owning it's it's
this it kind of you take the good with the bad his home flooded he absorbs 100%
of the cost this is pre-launch costs he's investing in the home his
furnishings he actually remodeled the place right we
changed her layout to make it a 3-2 right cuz it was a four
one is a 4-1 so we made it a 3-2 so that way he could have that extra bathroom so
that way it's easier for private bookings right so we've we've been
playing with this house a lot but he's put all this money and each day that he
goes without listing on Airbnb is a day that he sunk his thousands and thousands
of dollars without a return on investment and that's velocity of
working capital time to market is huge the faster you get your listing on
faster you get all your money back so I've had the same thing happened with
one of my buildings one of my apartments flooded because the building had a water
problem they moved my lease from one unit to the other and I just moved my
furniture so rental arbitrage is a little bit more
scrappy for that way because you're not stuck holding the bag if something goes
wrong but of course you make more margin for your one home than I do for my
apartments because so now that you're the owner you get to keep almost all
that money - your interest payments on your on your mortgage or like so renting
isn't the only way owning isn't either we're gonna start doing more like
general Airbnb stuff because I know I talk about a lot about rental arbitrage
and there's very little left to tell you about rental arbitrage specifically we
are going to do a future video about sub-sub leasing if what we do really is
sub lasing if you are subleasing instead of doing our LLC model how to handle
that how to evict people because I actually had to evict somebody recently
and the legalities of rental arbitrage and eviction will make your head spin
possibly so but anyway thank you for watching Airbnb automated and we will
see you on the other side