Does number of bathrooms matter vs heads in beds?

Question

How much is ADR and occupancy rate affected by number of bathrooms? I am looking at a 2bd/2ba house and a 2bd/1ba house for STR. If both sleep same people but one has 1 bath, will it affect bookings? $200k lower purchase price on the 1ba, with very similar location and amenities. Numbers work on both well, but lower priced is theoretically better on spreadsheet but can’t account for bookings based on bathrooms. Any input is appreciated.

Jeremy Horton · Answer

Would an extra bathroom increase your revenues 20K a year?

I doubt it seriously

You could add a bathroom for well under 200k as well

This one is a no brainer to me

Bruce Woodruff · Answer

I would buy the cheaper place and add a bathroom....

Theresa Harris · Answer

The $200K difference in the price suggests there is more than 1 bathroom that differs between the two units.

Nathan Gesner · Answer

$200,000 difference over one bathroom? In Charleston?

Something doesn't add up.

Michael Baum · Answer

I have a different take as we rent primarily to extended families and bathrooms are important, especially with kids.

Now with a 2/2 or 2/1, you will not get large groups there so it is less important. Our home is a 4/3 and I have a 1/2 bath off the garage that I am going to make a hallway to from the kids bunkhouse. That would make 4 bathrooms available to 10 guests. We do allow overages if there are more kids (our last guest had 4 adults with 8 kids) so bathrooms are important IMHO.

Sergey A. Petrov · Answer

If the properties are similar, in a 2 bedroom scenario, an extra bathroom won’t ever justify a $200k upcharge

Austin Chambers · Answer

It definitely doesn't matter as much.  But it does matter a bit on your target audience.  I typically will try to sleep 6 in a 2 bedroom which is a lot of people for one bathroom.  at the very least, I would try to convert a closet and a little bit of one of the bedrooms into a half bath. But if there is room to add a second full bath, do it!

Brian G. · Answer

@Amy Rankin personally I would never want to sleep more than 4 guests per bathroom. The overall amount of space should also be considered when choosing the sleep capacity, ie how many people can the main living area serve comfortably, etc.

John Teachout · Answer

More baths would be nice but I don't think it would keep it from renting. On our long term rentals we have 7  2/1 properties and they stay full. We even have a 4/1 that's not had vacancies.

Jonathan R McLaughlin · Answer

@Amy Rankin can you add a bath to the cheaper house? Sounds like the math is in your favor on that.

Does number of bathrooms matter vs heads in beds?

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