Airbnb Opportunity in San Diego (Feedback Needed)

[David Lowe]

The opportunity: 
7 bed house in North Park, San Diego. 1 shared bathroom per 2 bedrooms. Large communal kitchen, living room, outdoor lounge area. I want to create a coliving community. 

The questions: 
1). What could I charge per room per night bearing in mind each bedroom shares a bathroom with another bedroom? 
2). There is an opportunity to turn 1 bedroom with its own bathroom into a communal area/extra bathroom for the community. You lose a bedroom but you gain a bathroom in case one of the bathrooms is occupied within the shared arrangement. Keep it as a bedroom or turn it into a lounge? 
3). Who would you market this to?
4). What channels would you use to market this?  

[Emily Di]

@David LowePM me if you want more details, but I'll try to lay out as much as I can. I have a home that's similar. Used to be owned by a non-profit and they housed 2 people per bedroom so the rooms are relatively large: all 200+ sf and two large closets per bedroom. There are 2 rooms x 1 bathroom upstairs and same layout downstairs. There also is 1 room up and 1 room down with it's own bath (so total 6 bedrooms and 4 bathrooms). 4 of the rooms have their own exterior entrance. The laundry room also has a bathroom so there is another spare bathroom (bathroom #5). Total rent coming in is $5100/month. I rent long term and market on CL almost exclusively. (I also post on a facebook rooms for rent page, but haven't had luck there. I paid for a subscription to market to SDSU students, but that also was a bust as most everyone was looking for a place months out). I'll probably try Zillow, too, for my next vacancy. Given the proximity to SDSU I thought I would get college students, but in actuality all the units are working young-ish adults. I've only ever had one SDSU student, who was a graduate. A couple tenants go to school and work, but neither actually attend SDSU. They are non-traditional students in speciality programs. Leases are month-to-month, with the ask to stay for at least 6-12. In a snapshot I have 2 tenants that are almost 3 years. 2 that are at about 1.5 years, 1 that's almost at a year and 1 that's been there a few months. The trickiest part is that a bad egg ruins it for everyone so I try my best to screen. I have STVRs, too, in my portfolio, but those are A LOT of work and you would need to plan some major investment to furnish each room and keeping things stocked. Being on the hook for 7k/month-- seems very high IMO. To compare - $800 rent breaks out to about $26/night. What is the room rate for that type of property in that location?  I can tell you that I have a stand alone 1/1 beach cottage with it's own kitchen, bath, patio space, etc a stone's throw from the beach and there are nights when I'm dropping it to $69 to get it rented. And I'm paying SDGE, cable, internet, linens, toilet paper, etc, etc. Be careful. Is it possible to test the waters on STVR first before furnishing the rooms? 

@Colin L. just because I emailed you over the weekend :) This property isn't one that I am making plans for, but maybe one day we'll do an ADU. It definitely has the room in the backyard.