Best markets to do 100k in rev

[Cody Dastrup]

Hey everyone! 

I just secured my 2nd STR and in May entered year 2 of my STR journey. The 2 properties combined should do about 95k in rev next year on about 3.7k in monthly payments ($370k and $260k purchase prices respectively)

I’m wanting to challenge myself a bit on my next purchase and look at something that can do $100k in annual rev.

My question: Are there any markets where properties are sub $800k and doing $100k in annual revenue? 

[John D.]

An $800k property that grosses $100k is a 12.5% rent ratio. That's barely break-even after CAPEX, maintenance, a fair amount to pay yourself for property management, etc on some of these large properties.

My last purchase in Lake Havasu was $705k plus $160k remodel and furnishing, will do $160kish a year gross rents(I was hoping for $240k but market has slowed down bigtime).  My last purchase between the Palm Springs / Joshua Tree area was for $800k and $120k remodel and furnishing, will do $220k a year gross rents (I was hoping for more like $300k but the market has changed bigtime, like many).

These larger properties have more overhead, I would encourage you to set your sights higher, especially in this market environment of diminishing prices and lower occupancy.

Sounds like you have properties that cost $630k purchase (plus some upgrades, furnishings, furniture, etc, expenses) that gross $8k a month.  I congratulate you on getting started!  But there are better numbers to be had.  Have you taken a look at some smaller hotels or motels, or similar?  Homes are expensive these days, the prices in hospitality have been beaten down after COVID, given their usual financing methods.

While I know short-term rentals are all the rage, there are small businesses to be bought with much greater returns, that don't necessarily require more time. Home prices have doubled in the last few years, and interest rates nearly doubled as well, which means your main underlying cost on a STR has basically quadrupled. While occupancy and rates are declining vs. the last couple of years. You either need to get REAL good at this business while preparing to make less money, or find a new angle. It's a new reality out here.