It’s true ! Over 4500 Airbnb in a town of 7000 people. Most pushed out local families and elderly that could only afford to live up here. Hope all the Airbnb here fail
@@StonedBarbiee i wonder would locals accept for every short term rental a long term rental to also be built. I don't think there should be a law to force less short terms because if the locals think about it, it would increase traffic to the area and economy would boom. Incentivizing builders to make long term rentals along side short term rentals would be more desirable to both locals and builders instead of making more laws to ban them or make it difficult.
I stayed in this Airbnb once! It was super cozy and decorated so cute! It does seem overkill on the backyard idea for a place that holds two people. 🤷🏼♀️
Sidenote: I stayed at your home and it was such a great experience. I actually have pictures of me in the home while watching the home tour of you playing in the background LOL
I live in Joshua Tree. You're almost right. What people are looking for is not a nice backyard tho. They are looking for a really cool escape and unique experience. The most fun, unique and instagram worthy you can make their experience the more profitable your property.
From the data he presented it appears people do want a nice backyard. You then act like a nice backyard is not a cool and unique experience, which indeed it can be. Your comment doesn't make much sense.
People trying to get into AirBNB these days need to focus on "experience stays". The entire leisure economy is refocusing toward experiences and ABNB should be no different. No one wants to pay the same or more than a hotel to stay in someones suburban home in LA anymore. They space isnt worth it to them. But they WILL pay to stay somewhere that they either could never afford to live themselves or is so unique there's no where else like it.
We stayed in a place for the first time, and the best part was the hot tub that had clear view of the sky for awesome star viewing. Sad to see you blocked the view of the stars.
It makes sense that you found out people go to YT for an outdoor experience- stylish backyard. But as someone pointed out, your tiny house can only fit 2 people. You might need a scaled back version of that nice backyard that sits 20 people.
You've got a rad little place. The design is top notch. I like what you've done with your backyard. I think the #1 thing you've created that's working in your favor is the endless photo ops. So good job! Can't wait to collab some day.
I used to rent trucks in OC off Turo to people that were buying up airbnb properties in 2016. People have been flooding Joshua tree since then. Bubble in that area popped a year ago.
@honeydoodoo this sounds like a great plan. How many trucks do you have and how much has demand slid? I closed 3 of my 4 doors in CLT, NC and have seen the demand wane.
If it's a tiny house and can only fit two people, that backyard is for a group bigger than that. Are you giving yourself room to expand the house to another bedroom? Maybe make a larger living room? maybe even have an ADU next door for groups to share the pool Have the ADU be one large primary suite? That would be pretty cool.
@@justcallmebon2684 I was imagining that what anything he builds would be rented as a group. I for one would not be too interested in sharing the pool with another group if say I am there with just my partner. That's why I was thinking of it more as a package, Where Rob rents them all as one unit.
Yeah that huge yard that accommodates 8+ doesn’t make sense for a tiny home that sleeps 4. Maybe scale back the plan to something a bit more intimate, say dining for 6, a large plunge pool and keep the current hot tub set up. Then it’s great for the smaller grounds that stay there plus a few friends and not welcoming a rage. Especially, of people that may not be as responsible since they are not the renter.
I too would think that the best plan would be to expand the house to accommodate an extra bedroom and maybe an extra bathroom. I agree that I don’t think 2 different groups at the same time would be a good idea
In Joshua Tree--it's most effective from investment standpoint to do 1 bedroom or 4+ bedrooms. Adding ADU won't help too much in this situation. Better to hone in on the couple experience!
I have to agree as a traveler. I always go with the ones that have more stuff to do at the house if there are a few options to choose from and I will pay a little more for the ones that do.
Been following you and the biggerpockets community for a while now. It's funny how all this stuff really does snowball and you get deeper in the community with all these different sectors. Thank you for being so transparent about your ups and downs. It's very helpful on this journey as over the last few weeks I've been more and more leaning into beefing up the exterior of my airbnb's to make them something more unique. I started my journey last year just wanting to buy a second home. I'm now at 9 doors, and a plot of land on a mountain side. Everything you guys have talked about I have found myself doing, from STR, MTR, and LTR, section 8 homes for low income families, high end homes near the beach and mountains, rehab, flip, and most recently planning to do a landhack with some kit homes. Honestly this is some of the most valuable content out there and that it is accessible for people that are willing to grind for a while and give it all their effort. PS Definitely get the GOOD FURNITURE! AGREED!
We manage 90+ properties in Joshua Tree area through Stays You Like and Cohost Company. Everything you're saying is spot on! We recently bought 1-bedroom in Yucca Valley that's 100% cash on cash deal doing 100k+ too. Happy to chat and give you insight on how to maximize your revenue!
Idk how you are generating 100k out of a 1 bed in jtree. Im doing less than half that with a 2 bed on a private yarded half acre with hot tub and no immediate neighbors, with a view of the mountains. Air dna says I'm about where i am supposed to be. I don't understand how you are doubling revenue with such a small space.
You hit the real issue with AirBnB at the end. You have to refresh, redesign, and rebuild every 3-5 years. It's a lot of work for a regular owner and even folks like you that have scale. The money that needs to be continually invested every 3-5 years stop making sense at some point. On the other hand, hotels have more longevity and don't need as much time, effort, and reinvestment like houses do. And hotels have the ability to be valued by income vs residential market comps, so there is more upside.
@@DenisLeskovets More or less, yes. But Cash flow should be much greater on a hotel vs AirBnB with relatively the same level of effort. And your ARV will be a substantially greater multiple than with a house.
Came to say something like this. I wonder if we’re valuing improvements incorrectly, when they have a lifetime of only a few years. If I turn a den into a bathroom in a LTR and net an extra $20k in rent in perpetuity, it’s different than if I put in a hot tub and outdoor furniture that might have a 5-7 year lifespan or even less (when used in a STR). Videos like this get me tempted, but it also makes me nervous that we’ll convince ourselves to keep pouring money into a questionable investment.
What's sad...? is you just DON'T GET IT... AirBnB CHANGED THE ALGORITHM!!!! I personally called them and called them OUT on their BS. I went from making >$80K in 2021... to $38k 2022 ... me AND the AirBnB rep couldn't even FIND my listingS even when hovering over my house on the map zoomed ALL THE WAY in! "They said they'd look into it"🙄 Dude, it's NOT about your "amenities" AT ALL. It's about AirBnBs SHADY business practices of HIDING long time SuperHost listings and promoting hotels. My house was aa super popular here in L.A. now even my repeat guests msg me and say they can't find my listings on the map
I recently booked a rental in Joshua tree for my family and I think you're right. I only looked at listings that had an in ground pool and the backyard was really nice.
Thanks for the info and openness. I have one 4/3 str in Los angeles. My thoughts are that tiny homes are an experience in and of itself. It's catered to a small 2 person group and the small home is the experience. I would try to create experiences around the property that cater to that couply demographic. I've loved the stargazing bubbles I've seen lately. Imo, If you are going to spend 100k on a backyard, the money is best used in a home that can also accomodate more inside and that can justify the higher adrs.
It's not about "Joshua Tree", that's a place like any other place. It's about the family experience. Provide something for a family of ~4 to vacation at and also things to do for a reasonable price.
Cool...however, I think the layout is slightly off...put the dining table closer to the house. I believe it's too far away. Less rectilinear and more squared off might be better.
Landscaping, exterior landscape lighting (this is a big one), firepit, dining area, pool are key in that area. I'm seeing the top 15% still crushing it - but people are upping the game like crazy. Looking good on what you are doing for the future!!!
I live in JT and have managed STR’s since 2018. If you want to have a high occupancy rate year round then you for sure want some type of water feature whether that be a jacuzzi, cowboy pool or an actual pool. Also, adding an option for a private chef, sound bath, paint and sip etc. anything to enhance the guest experience. Not to mention the cleanliness needs to be top notch. You really need to be creative in today’s over saturated market if you want those bookings to continue to roll in. Keep watching Rob’s content because this guy is a genius!!!
Suggestion on your backyard design. You've got a cool recessed firepit at the end of the pool. What if the wall between the firepit and the pool was glass so the firepit people could see inside the pool.
It is so cool you are helping with your parents retirement! What about trying a cowboy pool first? Also what if take the top off your pergola so people can look at the stars?
I certainly hope they want to live there because otherwise, retiring in a hot arid secluded area isn’t as nice as you might think. I’m not trying to put down what he is doing because I have no idea what happens in his life. If they wanted this, that’s great. If not, then he needs to give them something better. If you’re rich and your parents aren’t bad people, you don’t want to send them out there. I live in California, anywhere away from the coast south of Sacramento is basically a giant frying pan. And the desert just turns the temperature to high.
Depends how hard they party. Surely one can pass out in the spa, with at least 2 or 3 comatose on the loungers by the pool. At least! Ditto for outdoor bathroom facilities.
You are right on the money with this. I think this is where Airbnb has gone in certain markets where the outdoor space is increasingly important. I think that is especially true in markets where they are going to enjoy nature AND the property, not city life or activities. They want a place where they can kick it with their friends and family and have that nice outdoor environment. I think places where there are other things drawing them there to where they won't be spending a whole lot of time at the house, you just need the beds to be comfortable, etc. Also, there is a lot of competition there now and it's raising the bar it seems.
Location is definitely important! Depends on what people want to do when they visit whatever area they are going to! I always wanted to do my own earthship and couple others near but far enough away lol
Always loved casa Conejo, so good luck with the remodel. Just wondering how mich homework you've done around the pickleball courts. Been hearing some rumblings that the fad could be dying. At the very least, the court should probably dual purpose. Just a thought.
The house was not designed for its context. Where are the windows framing the views? Where are the doors that spill out onto the outdoor living? It was laid out like a suburban tiny home in a neighborhood, it doesn’t fit where it was built. Tiny homes need well-conceived outdoor living to live bigger than they actually are. So many misses on this “design.”
Math ain’t mathing. If you do 100k in rev from 40k, your delta isn’t 60k when you factor in turnovers, electrical, increased insurance, etc. Are you paying for this reno in cash? If not, tack on debt service. I don’t think you stand to make 60k additional dollars year 1. I’d imagine half that, at best. Still a good investment but think you should be more forthright with your analysis. Your back of napkin math is a pipe dream
Could be. But I didn't mention the dimensions. We're looking at a 10x15 pool. He back-of-the-napkin mathed it out for me around $100k. But once I have an updated bid, I'll let you know. Well, I'll make an update about it on the channel lol.
Husband is a pool Contractor. That pool is probably 100,000 without the extras on the other amenities around it / plus all the extra concrete decking. House is for two people. Scale it down. Smaller pool, less deck can still. be amazing. Give part of the hot tub open sky star view and part shaded. Love the fiver drawing. Pay another 50.00 and ask them to scale it back in size and accentuate some key features.
Is it also when people say they want seclusion at Joshua Tree they want a tiny house further away from the light pollution of the city so they can get a panoramic view of the night sky filled with many visible stars. Maybe reduce the lights in the backyard and put a telescope in the backyard. When I go camping in the summer, I want to enjoy the night sky.
I bet me and you could team up to do some serious numbers. I’m on the art and design side of this whole thing (even tho I’m also an entrepreneur) but seeing those renders made something click for me. I have felt for a while that outdoor spaces were severely underestimated and now I think we’re gonna see a new wave of vacation style
Hot tub not sufficient for small houses? Maybe pool for larger houses sleeping 10+ people? Seems too costly for small houses that can't sleep many people
We are also the JT market. It started going really well at first and then it slowly just went down and got really discouraging. we have 3 bed 1 bath with a fenced back yard and big tree. We have long term tenants there now just to cover expenses but we might sell cause we are not sure what to do to turn it around. I'm really looking forward to how this will work out for you we might follow!!! We got in to JT cause of you :)
Longtime fan and owner. Followed your great work joining the market. How are you navigating around the new law that says you can only permit for 2 Short Term rentals in Joshua Tree?
Hey Rob! You’re the one that inspired me to build in Joshua Tree. You nailed it, premium outdoor amenities is the name of the game. My new construction 2/2 is pacing for $135K. This is without a pool/hot tub, but we still have an exceptional outdoor space. But the pool/hot tub are coming soon and I expect my revenue to rise to $180-$210K. P.S. I see a lot of the high end homes do gravel and fences. Not a fan. Keep the landscape natural if you can, people are there to enjoy the natural scenery of JT. Look up The Hightail House by Homestead Modern. They nailed their pool / fire pit and do $200K+ every year with their 2/2.
Outstanding analysis. Profound introspection and love that you used the data for its foundation. "Amenities are cool, but you actually need the experience to match the amenities." Pure gold. Nicely done. I think you needed to punk us and reveal that the designer sent back a design that included a pickle ball court. Can't wait to see this reveal, the numbers made sense every day of the week, and I too have prioritized optimizing and investing into my existing properties as opposed to buying new ones.
Trust me, it won’t change market value that much, and he’d only get more from an investor if he still had good rental numbers to show to an investor. House value is based almost entirely on the value of land and sqft of the house. At the end of the day, most people would rather spend more on land or a bigger house than a tiny house with a giant backyard. There’s a reason no one buys tiny houses with amenities over larger traditional ones if they have the choice.
I'm no expert, but you can see how both the luxury style upgrade and the bigger backyard space would result in higher revenue. If there is a company retreat, or a large group weekend away, or even a celebrity party, that newer backyard idea is just perfect for large groups of people hanging out. And companies or celebrities or large groups are much more likely to spend a lot of money on a few days at this property versus a small little 2-4 guest house. I love these kinds of projects!
I can tell you what will really happen, you will lose your permit. You are right, this will appeal to large groups or parties to split the increased cost. This means the residential trashcans will be overstuffed from their party meaning "guests" will resort to putting their excessive trash bags next to the bin, which is a code enforcement violation. Your property manager will take the trashcans out when it is convenient for them meaning they will do it after cleaning on Sunday, but our bins get picked up on Monday meaning our winds will knock over your overstuffed trash over with no one responsible to pick it up. A huge burden on the neighborhood and yet another code enforcement violation., Additionally, this means multiple cars on the property, if there are more than two, that's another code enforcement violation. A tiny driveway and multiple cars means cars parked on the street, street parking is prohibited and another code enforcement violation. This means too much noise and light, again, another code enforcement violation. You are probably hoping this would be passive income, but as someone who happily lives in the neighborhood and is distressed at how many people came here to exploit it for money, I promise I'm going to do my part to hold every single one of these rentals accountable. After you lose your permit, good luck trying to sell or rent long term as you've invested astronomically higher than anyone in the area can afford. Everyone who lives here laughs when these failed Airbnb attempts go back on market for 500k+. Truly, what were you thinking....
Hey Rob, thanks for sharing and updating your Josue Tree status, I too have been buying/creating properties out here in the past 3 years, which grew into the "Desert Spirit" property management company. Everything you're saying is true, but there is also more to it than just getting a luxury new construction or a fancy luxury/modern backyard, (since quite a few of them here are not doing as well as the others). We also have a few old properties that are constantly crossing the six figures and increasing in revenue yearly. The high desert STR market is an art in itself! As you probably already know. I would be happy to share some of my insights from my experience in this Market. best wishes 😊
19:27 add one more horizontal window on that concept drawing… it needs two horizontal windows not just one…. Try it out and tell me if that looks better
You are still making a killing on net revenue per month. You may be humble in your narratuve description but your numbers show you are making incredible returns no matter how you slice it.
We are building a cabin. Would you focus on getting all of the amenities and getting the place perfect before renting it out? Or would you rent it out as soon as you can and then work on the amenities while you can?
Rent as soon as you can. Like this guy it'll show you you're spending to much on the finishes in the house. Sounds like the yard is important. A few areas like this I'm considering moving to so I can crank out desert contemporary houses. Resort or community. Think of the first apartment you had. You want the space to sleep. The location, pool and clubhouse were what you wanted. Size of bedroom didn't matter.
I would do the same but make it smaller to save money. Probably cut one side off and have the pool close to the wall with design on the wall. Less walls,rocks,pavement etc.
Hi Rob,I am a real estate agent and have a neighbor that is interested in purchasing a home as an investment property. Besides looking up properties that are available to purchase, any other tips? Looking forward in speaking soon. Thanks for taking the time in reading this message and writing back.
I’ve never once on any podcast heard about how big of an impact an escrow analysis can have on an investment property. Would love to be able to figure out a way to learn how to plan for one.
@@issafugazi6926 sorry I missed your comment. Is that the house prices or is that what you've built for???? I love to have a talk. I may come out to check out the area. Looks like land is available.
I’ve been following since the beginning and I appreciate your very calculated and honest inspection of your property. I can’t wait to see how things continue to develop. Thank you for reminding us the importance of taking inventory in our investments (not only real estate ❤)
I've been following you for a while. When I found out one of your best rentals was in Joshua Tree, I couldn't believe it. Who would a thunk it. Who would want to go out in the middle of the desert with no real attractions in the area. Now, don't get me wrong, I'm an Arizona desert girl and this would appeal to me, but I thought the market was limited. I loved your architectural design. It looked cool. BTW I thought you sold your JT house? I appreciate your enthusiasm, and detail in going through the numbers. In your design you need to include a shade feature over the dining area, otherwise they'll only be able to use it early morning and at night.
I just got back from a stay in Joshua Tree (in the summer, i know!) I was there for the desert vibes. I wanted something unique, and i wanted to experience the desert in the back yard.
Great explanation on the yard investment thought process. You forgot to mention the increased value of the property after the yard renovations. How much would that add to it's value there? 😎
Ya, so you get a fancy backyard, so do all the other strs in the area. Then revenue goes down for all and styles change in 5 years, you spend more money and the cycle begins again.
You got a great deal on that backyard design/render for 80 bucks. I don't think you're going to get that built for $100k though, not at all...if you're able to legitimately find someone who is willing to sign a contract with you for that price (where you can hold them to it), do it ASAP. Generally though, the rule of thumb when it comes to "pool guys" is, you'll wind up paying like 2x what they initially quote you at.
You never included the increased value in your ROI equation. The additional income with a cap rate increases the value as well. Also, even if you just sold it as a residential home, the additional work would increase value.
I have used fivrr for technical and design work for years. Affordable and easy to get licensed experts. You have to know how to analyze technical details such as a solar array system for example.
I love the overall idea, but I kinda feel like it’s like building a very nice garage for a 1997 Honda civic. I wonder if you can have the same concept but make it unique for couples.
You probably did "accelerate" the Joshua Tree market but it would have happened eventually anyway. Stay consistent and continue exactly what your doing. The post pandemic market was insane and now the numbers are more consistent but still profitable.
My home was rental arbitrage Airbnb, the guy didn't want to renew the lease so 1 more off the market. I'm on Capilla Drive right around the corner from you.
nah….it’s the Airbnb bust. Too many resent out of towners like this guy. Stay at 29 Palms Inn or Joshua Tree Motel. Support local businesses, not a rich capitalist.
Not sure if this new plan is a good idea -- seems like your planned backyard is now "too good" for the house it's attached to, and you won't get the $100k/yr+ in listings simply because the interior space is then too small and lacking? Maybe just build a new place entirely, and do a cheaper rehab on the existing place to give it a decent but not crazy backyard?
Joshua Tree is wildly oversaturated. See the New York Times article (“Are 1,818 Airbnbs Too Many in Joshua Tree?” April 7, 2022).
Agree. Guys like this guy saturate it. No interest in local culture just wants to make a buck. Sell dude. Let locals rent long term!. “Sexy”? Oy vey.
It’s true ! Over 4500 Airbnb in a town of 7000 people. Most pushed out local families and elderly that could only afford to live up here. Hope all the Airbnb here fail
@@StonedBarbiee i wonder would locals accept for every short term rental a long term rental to also be built. I don't think there should be a law to force less short terms because if the locals think about it, it would increase traffic to the area and economy would boom. Incentivizing builders to make long term rentals along side short term rentals would be more desirable to both locals and builders instead of making more laws to ban them or make it difficult.
I stayed in this Airbnb once! It was super cozy and decorated so cute! It does seem overkill on the backyard idea for a place that holds two people. 🤷🏼♀️
I didn´t know that. If this house is only for two, all his assumptions should change. You´re right.
Sidenote: I stayed at your home and it was such a great experience. I actually have pictures of me in the home while watching the home tour of you playing in the background LOL
I live in Joshua Tree. You're almost right. What people are looking for is not a nice backyard tho. They are looking for a really cool escape and unique experience. The most fun, unique and instagram worthy you can make their experience the more profitable your property.
Is it true that there's a serial killer wandering around in JT?
From the data he presented it appears people do want a nice backyard. You then act like a nice backyard is not a cool and unique experience, which indeed it can be. Your comment doesn't make much sense.
@@Mimi-iq4ll There are several cereal killahs. One is named Captain Krunch and the other is Count Chocula
People trying to get into AirBNB these days need to focus on "experience stays". The entire leisure economy is refocusing toward experiences and ABNB should be no different. No one wants to pay the same or more than a hotel to stay in someones suburban home in LA anymore. They space isnt worth it to them. But they WILL pay to stay somewhere that they either could never afford to live themselves or is so unique there's no where else like it.
@@khunopie9159 Bwahhaahhhaa
We stayed in a place for the first time, and the best part was the hot tub that had clear view of the sky for awesome star viewing. Sad to see you blocked the view of the stars.
It makes sense that you found out people go to YT for an outdoor experience- stylish backyard. But as someone pointed out, your tiny house can only fit 2 people. You might need a scaled back version of that nice backyard that sits 20 people.
V true! Investing in our outdoor space is the #1 reason we’ve stayed booked and busy out there!
You've got a rad little place. The design is top notch. I like what you've done with your backyard. I think the #1 thing you've created that's working in your favor is the endless photo ops. So good job! Can't wait to collab some day.
I used to rent trucks in OC off Turo to people that were buying up airbnb properties in 2016. People have been flooding Joshua tree since then. Bubble in that area popped a year ago.
Good…prices need to go down. All these “investors”
can go away. You have ruined far too many places and left NO housing that’s affordable for locals.
@@ladesigner8764 Blackrock ruined things, not small-time investors.
@honeydoodoo this sounds like a great plan. How many trucks do you have and how much has demand slid? I closed 3 of my 4 doors in CLT, NC and have seen the demand wane.
If it's a tiny house and can only fit two people, that backyard is for a group bigger than that. Are you giving yourself room to expand the house to another bedroom? Maybe make a larger living room? maybe even have an ADU next door for groups to share the pool Have the ADU be one large primary suite? That would be pretty cool.
Or maybe even add another tiny home where they can share the backyard
@@justcallmebon2684 I was imagining that what anything he builds would be rented as a group. I for one would not be too interested in sharing the pool with another group if say I am there with just my partner. That's why I was thinking of it more as a package, Where Rob rents them all as one unit.
Yeah that huge yard that accommodates 8+ doesn’t make sense for a tiny home that sleeps 4. Maybe scale back the plan to something a bit more intimate, say dining for 6, a large plunge pool and keep the current hot tub set up. Then it’s great for the smaller grounds that stay there plus a few friends and not welcoming a rage. Especially, of people that may not be as responsible since they are not the renter.
I too would think that the best plan would be to expand the house to accommodate an extra bedroom and maybe an extra bathroom. I agree that I don’t think 2 different groups at the same time would be a good idea
In Joshua Tree--it's most effective from investment standpoint to do 1 bedroom or 4+ bedrooms. Adding ADU won't help too much in this situation. Better to hone in on the couple experience!
I have to agree as a traveler. I always go with the ones that have more stuff to do at the house if there are a few options to choose from and I will pay a little more for the ones that do.
Been following you and the biggerpockets community for a while now. It's funny how all this stuff really does snowball and you get deeper in the community with all these different sectors. Thank you for being so transparent about your ups and downs. It's very helpful on this journey as over the last few weeks I've been more and more leaning into beefing up the exterior of my airbnb's to make them something more unique. I started my journey last year just wanting to buy a second home. I'm now at 9 doors, and a plot of land on a mountain side. Everything you guys have talked about I have found myself doing, from STR, MTR, and LTR, section 8 homes for low income families, high end homes near the beach and mountains, rehab, flip, and most recently planning to do a landhack with some kit homes. Honestly this is some of the most valuable content out there and that it is accessible for people that are willing to grind for a while and give it all their effort. PS Definitely get the GOOD FURNITURE! AGREED!
We manage 90+ properties in Joshua Tree area through Stays You Like and Cohost Company.
Everything you're saying is spot on! We recently bought 1-bedroom in Yucca Valley that's 100% cash on cash deal doing 100k+ too. Happy to chat and give you insight on how to maximize your revenue!
Wow that's awesome!
Idk how you are generating 100k out of a 1 bed in jtree. Im doing less than half that with a 2 bed on a private yarded half acre with hot tub and no immediate neighbors, with a view of the mountains. Air dna says I'm about where i am supposed to be. I don't understand how you are doubling revenue with such a small space.
Did you renovate this house or had it builit from scratch? Either way, very impressive!
Scam😂
@@Joe-nx7nj yeah, sounds shady as hell to me
Love the transparency! That backyard is going to be stunning
You hit the real issue with AirBnB at the end. You have to refresh, redesign, and rebuild every 3-5 years. It's a lot of work for a regular owner and even folks like you that have scale.
The money that needs to be continually invested every 3-5 years stop making sense at some point.
On the other hand, hotels have more longevity and don't need as much time, effort, and reinvestment like houses do. And hotels have the ability to be valued by income vs residential market comps, so there is more upside.
Hotels "have more longevity" since they do it right the first time. You can do the same with an AirBnb, but it's alot more upfront capital.
@@DenisLeskovets More or less, yes. But Cash flow should be much greater on a hotel vs AirBnB with relatively the same level of effort. And your ARV will be a substantially greater multiple than with a house.
Came to say something like this. I wonder if we’re valuing improvements incorrectly, when they have a lifetime of only a few years. If I turn a den into a bathroom in a LTR and net an extra $20k in rent in perpetuity, it’s different than if I put in a hot tub and outdoor furniture that might have a 5-7 year lifespan or even less (when used in a STR). Videos like this get me tempted, but it also makes me nervous that we’ll convince ourselves to keep pouring money into a questionable investment.
What's sad...? is you just DON'T GET IT... AirBnB CHANGED THE ALGORITHM!!!!
I personally called them and called them OUT on their BS. I went from making >$80K in 2021... to $38k 2022 ... me AND the AirBnB rep couldn't even FIND my listingS even when hovering over my house on the map zoomed ALL THE WAY in! "They said they'd look into it"🙄 Dude, it's NOT about your "amenities" AT ALL. It's about AirBnBs SHADY business practices of HIDING long time SuperHost listings and promoting hotels. My house was aa super popular here in L.A. now even my repeat guests msg me and say they can't find my listings on the map
Rob! Finally you found your way back to being creative! Can’t wait to see the end result! You will succeed. Great job
I recently booked a rental in Joshua tree for my family and I think you're right. I only looked at listings that had an in ground pool and the backyard was really nice.
100%! The only rentals that are doing well in JT have a pool, jacuzzi and are luxury builds
Thanks for the info and openness. I have one 4/3 str in Los angeles. My thoughts are that tiny homes are an experience in and of itself. It's catered to a small 2 person group and the small home is the experience. I would try to create experiences around the property that cater to that couply demographic. I've loved the stargazing bubbles I've seen lately.
Imo, If you are going to spend 100k on a backyard, the money is best used in a home that can also accomodate more inside and that can justify the higher adrs.
It's not about "Joshua Tree", that's a place like any other place. It's about the family experience. Provide something for a family of ~4 to vacation at and also things to do for a reasonable price.
Oh you have no idea because you don’t live here. It is about Joshua tree
This was so helpful! Been debating pool no pool if so how big etc etc in our beach house, and I really liked hearing your perspective!
Cool...however, I think the layout is slightly off...put the dining table closer to the house. I believe it's too far away. Less rectilinear and more squared off might be better.
I agree. The table is too far from the kitchen.
Landscaping, exterior landscape lighting (this is a big one), firepit, dining area, pool are key in that area. I'm seeing the top 15% still crushing it - but people are upping the game like crazy. Looking good on what you are doing for the future!!!
If you can get that backyard built for 100k I would sign the contract immediately.
Agree $100k seems very less but then what do I know.
I live in JT and have managed STR’s since 2018. If you want to have a high occupancy rate year round then you for sure want some type of water feature whether that be a jacuzzi, cowboy pool or an actual pool. Also, adding an option for a private chef, sound bath, paint and sip etc. anything to enhance the guest experience. Not to mention the cleanliness needs to be top notch. You really need to be creative in today’s over saturated market if you want those bookings to continue to roll in. Keep watching Rob’s content because this guy is a genius!!!
Suggestion on your backyard design. You've got a cool recessed firepit at the end of the pool. What if the wall between the firepit and the pool was glass so the firepit people could see inside the pool.
It is so cool you are helping with your parents retirement! What about trying a cowboy pool first? Also what if take the top off your pergola so people can look at the stars?
cowboy pool should be the way to go first
I certainly hope they want to live there because otherwise, retiring in a hot arid secluded area isn’t as nice as you might think. I’m not trying to put down what he is doing because I have no idea what happens in his life. If they wanted this, that’s great. If not, then he needs to give them something better. If you’re rich and your parents aren’t bad people, you don’t want to send them out there.
I live in California, anywhere away from the coast south of Sacramento is basically a giant frying pan. And the desert just turns the temperature to high.
Seems the yard and pool are too big. How many people can sleep?
Depends how hard they party. Surely one can pass out in the spa, with at least 2 or 3 comatose on the loungers by the pool. At least! Ditto for outdoor bathroom facilities.
You are right on the money with this. I think this is where Airbnb has gone in certain markets where the outdoor space is increasingly important. I think that is especially true in markets where they are going to enjoy nature AND the property, not city life or activities. They want a place where they can kick it with their friends and family and have that nice outdoor environment. I think places where there are other things drawing them there to where they won't be spending a whole lot of time at the house, you just need the beds to be comfortable, etc. Also, there is a lot of competition there now and it's raising the bar it seems.
Location is definitely important! Depends on what people want to do when they visit whatever area they are going to! I always wanted to do my own earthship and couple others near but far enough away lol
Always loved casa Conejo, so good luck with the remodel. Just wondering how mich homework you've done around the pickleball courts. Been hearing some rumblings that the fad could be dying. At the very least, the court should probably dual purpose. Just a thought.
been following you for a while love all the great info and small info you give! great to listen to gj!!! cant wait to see whats next
The house was not designed for its context. Where are the windows framing the views? Where are the doors that spill out onto the outdoor living? It was laid out like a suburban tiny home in a neighborhood, it doesn’t fit where it was built. Tiny homes need well-conceived outdoor living to live bigger than they actually are. So many misses on this “design.”
Math ain’t mathing. If you do 100k in rev from 40k, your delta isn’t 60k when you factor in turnovers, electrical, increased insurance, etc. Are you paying for this reno in cash? If not, tack on debt service. I don’t think you stand to make 60k additional dollars year 1. I’d imagine half that, at best. Still a good investment but think you should be more forthright with your analysis. Your back of napkin math is a pipe dream
$100K for that backyard? Impossible. Maybe the pool guy is just talking about the pool.
Could be. But I didn't mention the dimensions. We're looking at a 10x15 pool. He back-of-the-napkin mathed it out for me around $100k. But once I have an updated bid, I'll let you know. Well, I'll make an update about it on the channel lol.
My first though off the top of my head was $175K. But beyond the pool the rest of the hardscaping is fairly basic.
American construction pricing is absolutely wild compared to the uk
Husband is a pool
Contractor. That pool is probably 100,000 without the extras on the other amenities around it / plus all
the extra concrete decking. House is for two people. Scale it down. Smaller pool, less deck can still. be amazing. Give part of the hot tub open sky star view and part shaded. Love the fiver drawing. Pay another 50.00 and ask them to scale it back in size and accentuate some key features.
@@chrismartell6135Construction and housing costs in England are often just as high or higher. Come in man, be honest. This is just California
Is it also when people say they want seclusion at Joshua Tree they want a tiny house further away from the light pollution of the city so they can get a panoramic view of the night sky filled with many visible stars. Maybe reduce the lights in the backyard and put a telescope in the backyard. When I go camping in the summer, I want to enjoy the night sky.
I bet me and you could team up to do some serious numbers. I’m on the art and design side of this whole thing (even tho I’m also an entrepreneur) but seeing those renders made something click for me. I have felt for a while that outdoor spaces were severely underestimated and now I think we’re gonna see a new wave of vacation style
A pool is a necessary feature in Joshua Tree..
Hot tub not sufficient for small houses? Maybe pool for larger houses sleeping 10+ people? Seems too costly for small houses that can't sleep many people
@epg423 Dude, it's hot as heck there. A hotub is nice, but a small pool will attract more bookings.
@@epg423 do you want to sit in a hot tub or sauna in a place thats 100 degrees in the summer? Winter yes
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How are you getting a permit for swimming pool in desert? Are your houses on central water or water well?
Looks like it's city water.
We are also the JT market. It started going really well at first and then it slowly just went down and got really discouraging. we have 3 bed 1 bath with a fenced back yard and big tree. We have long term tenants there now just to cover expenses but we might sell cause we are not sure what to do to turn it around. I'm really looking forward to how this will work out for you we might follow!!! We got in to JT cause of you :)
I'll keep y'all posted. I always do.
Longtime fan and owner. Followed your great work joining the market.
How are you navigating around the new law that says you can only permit for 2 Short Term rentals in Joshua Tree?
So Rob what did you end up
Doing with the backyard
Hey Rob! You’re the one that inspired me to build in Joshua Tree. You nailed it, premium outdoor amenities is the name of the game. My new construction 2/2 is pacing for $135K. This is without a pool/hot tub, but we still have an exceptional outdoor space. But the pool/hot tub are coming soon and I expect my revenue to rise to $180-$210K.
P.S. I see a lot of the high end homes do gravel and fences. Not a fan. Keep the landscape natural if you can, people are there to enjoy the natural scenery of JT. Look up The Hightail House by Homestead Modern. They nailed their pool / fire pit and do $200K+ every year with their 2/2.
Dude this is wild! Congrats man. Shoot me a message on IG. I'd love to chat.
Outstanding analysis. Profound introspection and love that you used the data for its foundation.
"Amenities are cool, but you actually need the experience to match the amenities."
Pure gold. Nicely done.
I think you needed to punk us and reveal that the designer sent back a design that included a pickle ball court.
Can't wait to see this reveal, the numbers made sense every day of the week, and I too have prioritized optimizing and investing into my existing properties as opposed to buying new ones.
San bernadino has a limit on 2 str permits per person. How are you getting around the county to have 5 new properties? all through partnerships?
what a bout 29 plams, yucca valley , landers , for new construction ?
I've seen some successful properties in all those locations.
This is amazing Rob. Hope to see the results of your investment in this house!
That comb over is doing work
It's a toupee. Get it right.
Do you hold a mortgage on the property?
Another consideration, if you ever sell the place in the future, it will be worth 60-100K more due to the backyard improvement
Trust me, it won’t change market value that much, and he’d only get more from an investor if he still had good rental numbers to show to an investor.
House value is based almost entirely on the value of land and sqft of the house. At the end of the day, most people would rather spend more on land or a bigger house than a tiny house with a giant backyard. There’s a reason no one buys tiny houses with amenities over larger traditional ones if they have the choice.
Didn't you sell this property or was it another one in JT?
The light bulb in back is annoying fyi
I'm no expert, but you can see how both the luxury style upgrade and the bigger backyard space would result in higher revenue. If there is a company retreat, or a large group weekend away, or even a celebrity party, that newer backyard idea is just perfect for large groups of people hanging out. And companies or celebrities or large groups are much more likely to spend a lot of money on a few days at this property versus a small little 2-4 guest house. I love these kinds of projects!
I can tell you what will really happen, you will lose your permit.
You are right, this will appeal to large groups or parties to split the increased cost. This means the residential trashcans will be overstuffed from their party meaning "guests" will resort to putting their excessive trash bags next to the bin, which is a code enforcement violation. Your property manager will take the trashcans out when it is convenient for them meaning they will do it after cleaning on Sunday, but our bins get picked up on Monday meaning our winds will knock over your overstuffed trash over with no one responsible to pick it up. A huge burden on the neighborhood and yet another code enforcement violation.,
Additionally, this means multiple cars on the property, if there are more than two, that's another code enforcement violation. A tiny driveway and multiple cars means cars parked on the street, street parking is prohibited and another code enforcement violation. This means too much noise and light, again, another code enforcement violation.
You are probably hoping this would be passive income, but as someone who happily lives in the neighborhood and is distressed at how many people came here to exploit it for money, I promise I'm going to do my part to hold every single one of these rentals accountable. After you lose your permit, good luck trying to sell or rent long term as you've invested astronomically higher than anyone in the area can afford. Everyone who lives here laughs when these failed Airbnb attempts go back on market for 500k+. Truly, what were you thinking....
Hey Rob, thanks for sharing and updating your Josue Tree status, I too have been buying/creating properties out here in the past 3 years, which grew into the "Desert Spirit" property management company. Everything you're saying is true, but there is also more to it than just getting a luxury new construction or a fancy luxury/modern backyard, (since quite a few of them here are not doing as well as the others). We also have a few old properties that are constantly crossing the six figures and increasing in revenue yearly. The high desert STR market is an art in itself! As you probably already know. I would be happy to share some of my insights from my experience in this Market.
best wishes 😊
Let’s chat! Shoot me a DM on IG. Thanks for the comment.
Have you consulted with airdna??
sorry-saw in vid you did..
19:27 add one more horizontal window on that concept drawing… it needs two horizontal windows not just one…. Try it out and tell me if that looks better
Could you drop the “Fiver designers” info?
I'm not sure you can call that tiny house a failure with the ROI you quoted.
Yeah. I'm a little hard on myself. But I hate revenue dips.
You are still making a killing on net revenue per month. You may be humble in your narratuve description but your numbers show you are making incredible returns no matter how you slice it.
We are building a cabin. Would you focus on getting all of the amenities and getting the place perfect before renting it out? Or would you rent it out as soon as you can and then work on the amenities while you can?
Rent as soon as you can.
Like this guy it'll show you you're spending to much on the finishes in the house. Sounds like the yard is important.
A few areas like this I'm considering moving to so I can crank out desert contemporary houses. Resort or community.
Think of the first apartment you had. You want the space to sleep. The location, pool and clubhouse were what you wanted. Size of bedroom didn't matter.
Hi Rob, let me know if you need any help with any plans. I am an LA architect and would love to work with you on any of your ground up builds.
Just curious. Do you still use Guesty?
You are a class act, Rob. Love your heart for your parents. I bet they are wonderful and so very proud of you.
Thanks for all the amazing content! 🤩
Thank you. I do everything for them.
Can you please provide a link to the Fiverr gig you purchased for the rendered work you had done. Thank you.
What was that property design software you are using?
And three years from now. $100k backyards will be saturated.
The invisible hand is relentless
I would do the same but make it smaller to save money. Probably cut one side off and have the pool close to the wall with design on the wall. Less walls,rocks,pavement etc.
Hi Rob,I am a real estate agent and have a neighbor that is interested in purchasing a home as an investment property. Besides looking up properties that are available to purchase, any other tips? Looking forward in speaking soon. Thanks for taking the time in reading this message and writing back.
I’ve never once on any podcast heard about how big of an impact an escrow analysis can have on an investment property. Would love to be able to figure out a way to learn how to plan for one.
How many contractors are out the?
Im a spec builder and need to know how the subs are?
$SF construction cost?
At least 350/SqFt
@@issafugazi6926 sorry I missed your comment. Is that the house prices or is that what you've built for????
I love to have a talk. I may come out to check out the area. Looks like land is available.
Whats the story with Tony and his? Not seen anything about it lately
I’ve been following since the beginning and I appreciate your very calculated and honest inspection of your property. I can’t wait to see how things continue to develop. Thank you for reminding us the importance of taking inventory in our investments (not only real estate ❤)
I've been following you for a while. When I found out one of your best rentals was in Joshua Tree, I couldn't believe it. Who would a thunk it. Who would want to go out in the middle of the desert with no real attractions in the area. Now, don't get me wrong, I'm an Arizona desert girl and this would appeal to me, but I thought the market was limited. I loved your architectural design. It looked cool. BTW I thought you sold your JT house? I appreciate your enthusiasm, and detail in going through the numbers. In your design you need to include a shade feature over the dining area, otherwise they'll only be able to use it early morning and at night.
How about the Joshua Tree National Park? Think it gets 3 million visitors per year.
I just got back from a stay in Joshua Tree (in the summer, i know!) I was there for the desert vibes. I wanted something unique, and i wanted to experience the desert in the back yard.
Making 40K profit per year on a single airbnb is a failure? Man then I'm not doing good lmao
Can’t wait to see it done and see the results
Thank you! I'm pretty excited about it as well. And I'm anxious to figure out the increase in bookings as well.
Do you mind sharing who you used on fiverr?
Great explanation on the yard investment thought process. You forgot to mention the increased value of the property after the yard renovations. How much would that add to it's value there? 😎
Ya, so you get a fancy backyard, so do all the other strs in the area. Then revenue goes down for all and styles change in 5 years, you spend more money and the cycle begins again.
That's what this business is all about though. Adapting. It's not for the faint of heart.
Adding a pool house or leaving space for one later might be the move
Hi Rob can I get the name or link to the guy that did your rendering. Thanks
You got a great deal on that backyard design/render for 80 bucks. I don't think you're going to get that built for $100k though, not at all...if you're able to legitimately find someone who is willing to sign a contract with you for that price (where you can hold them to it), do it ASAP. Generally though, the rule of thumb when it comes to "pool guys" is, you'll wind up paying like 2x what they initially quote you at.
You never included the increased value in your ROI equation. The additional income with a cap rate increases the value as well. Also, even if you just sold it as a residential home, the additional work would increase value.
Build out the backyard and it would be even better if you added a second house on the property.
That is one of the many things I love about us Mexican’s, we will always take care of our parents and give back❤
masters class being taught here. lots in-between the line info. Thank you
I have used fivrr for technical and design work for years. Affordable and easy to get licensed experts. You have to know how to analyze technical details such as a solar array system for example.
I love the overall idea, but I kinda feel like it’s like building a very nice garage for a 1997 Honda civic. I wonder if you can have the same concept but make it unique for couples.
Why not expand the house? Or sell the property? Deposit that money in CD's etc. for your parents.
You probably did "accelerate" the Joshua Tree market but it would have happened eventually anyway. Stay consistent and continue exactly what your doing. The post pandemic market was insane and now the numbers are more consistent but still profitable.
Great video. What’s your NOI on $40k revenue? Perhaps I missed when you told us.
My home was rental arbitrage Airbnb, the guy didn't want to renew the lease so 1 more off the market. I'm on Capilla Drive right around the corner from you.
Who is the design artist from Fiverr?
It’s a business, you don’t always beat the earning projection.
True. But when you know the formula, it gets you pretty close.
This feels like an enormous overexposure into the Joshua Tree area.
Could it be the economy too
nah….it’s the Airbnb bust. Too many resent out of towners like this guy. Stay at 29 Palms Inn or Joshua Tree Motel. Support local businesses, not a rich capitalist.
Super excited for you. Godspeed!
I agree an updated backyard experience is a must but your design is overkill for the smallness of the house.
Now run the numbers with interest rates at 7%, property management and cleaning fees.
Not sure if this new plan is a good idea -- seems like your planned backyard is now "too good" for the house it's attached to, and you won't get the $100k/yr+ in listings simply because the interior space is then too small and lacking?
Maybe just build a new place entirely, and do a cheaper rehab on the existing place to give it a decent but not crazy backyard?
Grand lake, Oklahoma has a possible great situation for a tiny town.
I want that house in Joshua tree. Also I would like to stay at Roys gas station on route 66