Rate my rental listing!

[Chirag Shah]

Happy new year everyone!

I am in the process of finding a tenant for a unit within my duplex (currently house hacking it), and wanted to ask for the community's feedback on my listing and anything I can do to guarantee I find a tenant before I move. I have not gone through this process before as I inherited tenants in both my properties (duplex, fourplex), and fortunately, haven't had a need to evict and re-rent (though, they are not perfect).

I will break down my thinking to provide context in how I came to my rental listing and requested rent amount.

Listing Analysis:

• Conducted an analysis using rentometer, the analysis considered properties within <3 mile radius, only duplex units, posted within the past 3 months. 
• The average rents for comparable properties was $1,368
• The average sq ft was ~1100
• Most properties were 2/1's; most did not have a backyard
• All properties had to mid-level rehab, some are very high-end and could be considered outliers
• Analysis can be found at this spreadsheet. 

My Listing:

• Rent: $1,375
• Sq Ft: 948
• Makeup: 2/2; very large backyard
• Mid-high level rehab (stainless appliances, refinished cabinets and countertops, laminate throughout, updated fixtures)

Listing Channels:

• My listing can be found  here on zillow.
• It has been posted for 11 days
• The channels:
  • Zillow
  • Realtor.com
  • Trulia
  • Hotpads
  • Apartments.com
  • Craigslist
  • Facebook
  • Forrent

Listing Performance:

• 20+ leads on Facebook
  • 19+ - no responses to request for pre-screen call
  • 1 qualified - did not show up to showing time
• 2 leads on Craiglist
  • 2 qualified - both interested, but did not meet timeline
• 1 lead on realtor.com 
  • No response to request for pre-screen call
• 8 views on zillow.com - ranking 2/8 in zip code
  • No applications yet

My questions:

1. Should I take better photos? Based on my observations, I have more pictures than my competitors, but they are not the highest quality.
2. Should I update my listing copy? I could write more, but I am aware people scan in the modern world, so not sure if that will help. 
3. Are the holidays to blame? I posted this on the 22nd, right before the heart of the holidays, so that might be what is delaying interest.

All feedback is welcome!

Thanks in advance.  

[Marcia Maynard]

Nice place.  Here are my thoughts.

1. Reduce your price.  No need to overthink this.  If it's not moving, it's most likely the price.  Don't reach for top of market.  Zillow and Rent-O-Meter estimates may be good for getting into the ballpark but not for making a home run.

2. Need better photos.  Photos need to be bright and show the spaces well. Potential renters need to be able to envision themselves living in the home, not you and your family. :-)

• Outside photo shows overgrown landscaping; consider trimming the shrub that's blocking the front window. Improve the curb appeal. Need good photo of the front door. Move the car out of the driveway.
• Remove the furnishings (unless they are included), or at least reduce the number of pieces. Remove all clutter. Look at what realtors do when they stage a home.  They take away all distracting personal items and knickknacks. Diagonal lines in photos help draw the viewer in.

1. For the kitchen, take away the towels and stuff on the counter. Take magnets off fridge. Close the cabinet doors. 
2. For the bathroom, you need to show what's behind the shower curtain. No toiletries or waste baskets. Toilet seat down (you got that right). 
3. For the bedroom, make up the bed to look like a luxury hotel. Show what can be seen out the patio door. Show the size of the closets with nothing in them.
4. Need photos of all rooms, including the laundry. As well as outside features, such a patios.  For each room. Photo from the entry and then a close up of a great feature.

Photos to consider: 

1. Exterior street view + close-up front entrance.
2. Open door shot showing what one sees when they enter the front door.
3. Each room wide shot + close-up shot.
4. Yard wide shot + close-up shot. 
5. Backyard/sideyard looking out from the house + house view from backyard/sideyard.
6. Add a house floor plan.
7. Add a drone shot that shows the entire property.

Hope this helps!