AirBnb calculator and expense questions

[Amy W.]

Hi ya'll,

I'm looking around the web for a calculator to find out the true potential profits for an AirBnb. I'm looking to invest in Georgia remotely.

-Does anyone have a favorite calculator to estimate profits? The Vacasa estimate of returns is VASTLY different than AirDNA's and has zero itemization. Mashvisor's looks more detailed. AirDNA prides itself on accuracy but doesn't estimate insurance or utilities.

-How do you figure/estimate in these extra expenses? or, if you are in GA: What are your utilities/taxes/insurance in Georgia? A ballpark would be GREAT.

-If you use Vacasa in Georgia, what do they charge? AirDNA's estimate of PM is 20%. Is that about right?

-I'm researching and reading/listening like crazy. I'm so afraid of spending money on buying, furnishing and launching a place and then.... breaking even (or worse). I only have one shot. (I don't make a lot of money, it would be a decade or more before I could gather this much capital again)

I appreciate any input!

Amy

[Ruben Kanya]

@Amy W. I would not worry about running numbers until you have a property of interest and/or one where you'll either be making an offer on or are already are under contract. The reason why is airbnbs are analyzed individually and not collectively. There are no comps because there are too many variables that could make 2 exact properties on the same street have very different numbers in gross revenue and average daily rate, a lot of it has to do with aesthetics, furniture, how the property finishes and/or if dynamic pricing is in place, listing optimization, professional photos, etc...you can google all the small expenses such as cable, internet, taxes, etc. but if this helps, here's a 4:3 in Atlanta who's expenses don't fluctuate so much compared to our other properties:

FIXED EXPENSES
Principal & Interest		$1,311.98
Taxes		$67.34
Home Insurance		$126.03
Mortgage Insurance (PMI)		$165.46
City Property Tax		$208.63
Cable & Internet (AT&T)		$134.27
Security (ADT)		$59.00
TOTAL FIXED EXPENSES		$2,072.71
VARIABLE EXPENSES
Georgia Power		$62.33
Water (City of ATL)		$107.02
Gas (Scana)		$126.25