Seeking Advice to Improve STR Performance in East Downtown Houston

Short-Term & Vacation Rental Discussions
1yFollow

Seeking Advice to Improve STR Performance in East Downtown Houston

Rereloluwa Fatunmbi
Member since 2023 · 36 posts · 20 votes

Hello Everyone,

I own a short-term rental (STR) in East Downtown Houston and currently live in Austin, TX. I started operating the property in mid-2023. Initially, the business was cash-flow positive for the first three months, but things have declined since then.

I received several negative reviews due to cleaning issues, and it took me over a year—cycling through multiple cleaners and settling for an average one—before finally hiring a great cleaner. Additionally, the growing number of Airbnb listings in the area has increased competition. I know hot tubs are a big deal in TX but I simply do not have the space for a hot tub (1400 sq ft house on 1700 sq ft lot). I tried selling the property last year but it was sitting on the market for months just like the other units in the neighborhood.

Recently, things have improved. I'm attracting more guests, and my reviews have gotten better. In fact, I just became a Superhost last week! However, despite this progress, the property remains cash-flow negative. My current occupancy rate is around 40%.

Property Details:

  • 1,400 sq. ft. single-family home (3 bed, 2.5 bath)
  • Weekend bookings are more frequent, with limited weekday stays
  • Weekend rates: $150–$250/night
  • Weekday rates: $80–$100/night
  • Airbnb Listing: https://www.airbnb.com/h/vip-houston

What I've Done So Far:

  1. Created a brand-new Airbnb and booking.com listings to eliminate bad reviews from Airbnb and Booking.com
  2. Hired a reliable cleaner ($150 per cleaning)
  3. Manually update pricing often on Airbnb (tried Pricelabs once and gave up when nothing improved within the month)
  4. Change my cover photo at least once a week or so
  5. Listed the property on Airbnb, Vrbo, Booking.com, furnished finder, Zillow, and Facebook marketplace
  6. Scheduled handyman visits every six weeks for minor repairs and paint touch-ups

I'd appreciate any feedback on the steps I've taken and suggestions on improving my listing and overall performance. Thank you!

0Reply
106 views

Most Popular Reply

Patrick OsterlingBusiness Member
California/Nevada · Member since 2021 · 54 posts · 41 votes
1y

Hey @Rereloluwa Fatunmbi - I noticed you and your wife are in many photos. Some high-end STR's (like in Joshua Tree) do use professional models, but for your market and property type, I'd suggest removing personal photos and focusing on the space itself, so guests can imagine themselves there, which is really what you want.

You also have 81 photos, that’s too many. The data shows that guests usually look at only the first few before deciding to investigate further, so I’d narrow it down to your BEST 40 or 50. 

Also, consider who you’re hosting, is it families, business travelers, or medical professionals? If so, no need for the red carpet or engagement photos, just focus on what they really care about: a great property, immaculately clean, and a seamless guest experience.It feels like you’re trying to cater to anyone and everyone, which can dilute your overall appeal.

As for the garage games, many guests might actually prefer parking in the garage. Texas is hot! 

Your patio is small, not much you can do there. Instead, highlight nearby attractions with a few photos. We do this in Reno, NV (not exactly a booming vacation market) by sharing pictures & proximity to Lake Tahoe, Truckee, hikes, rivers, shopping etc. and other local spots

Good luck and congrats on becoming a Superhost!

[email protected]775-830-7760
Haus Ventures Hospitality Group 53 Reviews
WebsiteView Page
3Reply
See this reply in the discussion

22 Replies

Jump to latestLatest
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    1y

    I would be much more specific on pricing. Increasing for times when there is more demand and decreasing when it is slow. 

    I would closely monitor your competitions pricing to see what is working for them.

    Vrbo has built in tools to monitor when people are searching for specific dates. This is very useful.

    You could build a deck or gazebo to house a hot tub.

    2Reply
  • Patrick OsterlingBusiness Member
    California/Nevada · Member since 2021 · 54 posts · 41 votes
    1y

    Hey @Rereloluwa Fatunmbi - I noticed you and your wife are in many photos. Some high-end STR's (like in Joshua Tree) do use professional models, but for your market and property type, I'd suggest removing personal photos and focusing on the space itself, so guests can imagine themselves there, which is really what you want.

    You also have 81 photos, that’s too many. The data shows that guests usually look at only the first few before deciding to investigate further, so I’d narrow it down to your BEST 40 or 50. 

    Also, consider who you’re hosting, is it families, business travelers, or medical professionals? If so, no need for the red carpet or engagement photos, just focus on what they really care about: a great property, immaculately clean, and a seamless guest experience.It feels like you’re trying to cater to anyone and everyone, which can dilute your overall appeal.

    As for the garage games, many guests might actually prefer parking in the garage. Texas is hot! 

    Your patio is small, not much you can do there. Instead, highlight nearby attractions with a few photos. We do this in Reno, NV (not exactly a booming vacation market) by sharing pictures & proximity to Lake Tahoe, Truckee, hikes, rivers, shopping etc. and other local spots

    Good luck and congrats on becoming a Superhost!

    [email protected]775-830-7760
    Haus Ventures Hospitality Group 53 Reviews
    WebsiteView Page
    3Reply
  • Joel Oh
    Member since 2023 · 188 posts · 111 votes
    1y

    What paint sheens have you used? Flat paint looks great but shows every fingerprint and dirt. The minimum sheen I would use for any rental is satin (Very rarely eggshell).

    Does your rate include cleaning fees? The current rate is extremely low. I can't imagine how much money you are losing every month. (Why not just rent as furnished long term at this point?) As Patrick said, please remove all your faces from the picture. I understand it makes you and your wife happy but you guys are not models. Either hire a professional model or remove faces. I also have no clue what your description is saying on your listing. Easy writing is the best writing. Your listing is screaming too much personality. Tone it down and make it professional and inviting. Good luck! 

    0Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    1y

    Hey @Rereloluwa Fatunmbi, so there are a few things I would do right away.

    First, you have photos of your dishware. There are only enough for 6 people in a place that sleeps 10. This is a common mistake so many people make is not having enough dishware and flatware to accommodate a full load of people. More glasses, plates, bowels etc.

    You need bigger pans as well. Maybe a casserole dish. That kitchen looks good but needs more stuff so families can cook and eat there.

    I think you guy look good in the photos, but it can be a turn off to prospective guests so I would remove those. I would also cut down on the photo count. You have a few that are repetitive so get it down to 40 or so.

    If you only gave Pricelabs a month, that is not enough time for it to work. You need to let it run for a few months in order to get it rolling.

    The first year of any STR is going to be lean. You are just starting and with no reviews, it will take some time. The fact that you had some negative reviews is certainly hurting you.

    So you have 4.46 stars and 12 reviews. It might be wise to remove the listing, and relist as a brand new place now that you have a solid cleaner.

    Some of the comments show that the paint has issues etc. Maybe a freshening up would be good. We use Satin for all wall paint. Very easy to clean and it still looks pretty good instead of flat or matte sheens.

    0Reply
  • January Johnson
    Real Estate Agent · Emerald Coast, FL · Member since 2016 · 820 posts · 486 votes
    1y

    This is all great advice!  I also suggest you post your listing to "Short Term Rental Listing Advice" on Facebook and let them give you more feedback as well.  

    (I lived in Houston for 29 years--last place was the Rice Lofts downtown.  I now sell STRs in FL.  Good luck to you!)

    0Reply
  • Rereloluwa Fatunmbi
    OP
    Member since 2023 · 36 posts · 20 votes
    1y

    Thanks for the responses. I created a new listing about 4 months ago. I mistakenly posted the old listing earlier. Here is the new listing: www.airbnb.com/h/eado-houston 

    0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    1y

    What is your target demographic?  Families, biz travelers, etc?

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    1Reply
  • Rereloluwa Fatunmbi
    OP
    Member since 2023 · 36 posts · 20 votes
    1y
    Quote from @Andrew Steffens:

    What is your target demographic?  Families, biz travelers, etc?

    When I first set up the home, my target demographic was young people looking to host events like bridal showers, game nights, and baby showers. However, I quickly realized this group could be challenging to manage. For instance, my PlayStation was stolen, and because my cleaner didn’t catch it in time, we couldn’t identify which guest to hold accountable. We also had guests get drunk and damage property and equipment, including punching holes in the walls and throwing loud parties that disturbed our neighbors. They were also more likely to smoke in the house and leave burn marks on furniture.

    Now, I’m shifting my focus to families and business travelers, especially since we’re only 5 miles from the Houston Medical District and major attractions like Minute Maid Park (home to Major League Baseball's Houston Astros), Toyota Center (home to the NBA's Houston Rockets) and the NRG stadium (a multi-purpose stadium with seating capacity of 72,220). My concern is that I may need to invest a significant amount in redecorating the home to appeal to this new audience.

    I’d really appreciate your thoughts on this. Thanks in advance!

    0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    1y

    You definitely saw what I was getting at - this house IMO looks like a great place for a bachelorette party / bridal party etc.  It feels a little feminine to me, which is fine if you are going after that market segment.  Don't get me wrong its great but it may be slightly offputting to biz or men travlers.  I do not think it would cost too much to tone it down however

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    0Reply
  • Rereloluwa Fatunmbi
    OP
    Member since 2023 · 36 posts · 20 votes
    1y
    Quote from @Andrew Steffens:

    You definitely saw what I was getting at - this house IMO looks like a great place for a bachelorette party / bridal party etc.  It feels a little feminine to me, which is fine if you are going after that market segment.  Don't get me wrong its great but it may be slightly offputting to biz or men travlers.  I do not think it would cost too much to tone it down however

    I got a $10k quote (minus fees) from an interior decorator recently to redesign. Any specific suggestions on how to tone down on a budget but still be effective? 
    0Reply
  • V.G JasonPro Member
    Investor · Member since 2022 · 3k+ posts · 3k+ votes
    1y

    You literally jumped in the fray of an oversaturated play in a really suspect area of Houston. 

    Due to 21 and 22s boom in MTR/STRs in Eado/Third Ward, this was flashing all types of crashing signs and you dove head in first. 

    Not sure who your agent was, but 99% of them brought up this opportunity. Which means stay away from it. And we even had that poster, forgot his name it was Elliot something, that would tout this area & Sunnyside. This area and this house will attract some of the worst STR abusers you can find. The MTR angle for traveling nurses got too saturated, STRs are like sitting ducks here.

    The people that are giving you advice on this thread clearly don't know Houston, and don't know what Eado/3rd ward attracts. It attracts a rough tenant pool. The developers pushing agents to sell one of their townhouses as a STR really inflated the asset cost cause they were pricing it on a revenue structure, not asset. And early on post-covid it absolutely ripped up. Fatal mistake to buy that on the forward curve.

    My recommendation would be to get out of this position; the STR is in an extremely oversaturated market and the underlying asset is a clone of many. So you have little control of performance, no mercy from your tenant pool, and a lot of risk in neighborhood. Get a different & hopefully better asset, and re-strategize.

    0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    1y
    Quote from @Rereloluwa Fatunmbi:
    Quote from @Andrew Steffens:

    You definitely saw what I was getting at - this house IMO looks like a great place for a bachelorette party / bridal party etc.  It feels a little feminine to me, which is fine if you are going after that market segment.  Don't get me wrong its great but it may be slightly offputting to biz or men travlers.  I do not think it would cost too much to tone it down however

    I got a $10k quote (minus fees) from an interior decorator recently to redesign. Any specific suggestions on how to tone down on a budget but still be effective? 

     Make everything neutral (decor and lighting) and get new pics.  I do not think it should be $10,000.  My designer just did a similar size refresh for $1500 fee and $2500 in materials.  I would say no more than $5k with pro photos.

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
    1Reply
  • Rereloluwa Fatunmbi
    OP
    Member since 2023 · 36 posts · 20 votes
    1y
    Quote from @V.G Jason:

    You literally jumped in the fray of an oversaturated play in a really suspect area of Houston. 

    Due to 21 and 22s boom in MTR/STRs in Eado/Third Ward, this was flashing all types of crashing signs and you dove head in first. 

    Not sure who your agent was, but 99% of them brought up this opportunity. Which means stay away from it. And we even had that poster, forgot his name it was Elliot something, that would tout this area & Sunnyside. This area and this house will attract some of the worst STR abusers you can find. The MTR angle for traveling nurses got too saturated, STRs are like sitting ducks here.

    The people that are giving you advice on this thread clearly don't know Houston, and don't know what Eado/3rd ward attracts. It attracts a rough tenant pool. The developers pushing agents to sell one of their townhouses as a STR really inflated the asset cost cause they were pricing it on a revenue structure, not asset. And early on post-covid it absolutely ripped up. Fatal mistake to buy that on the forward curve.

    My recommendation would be to get out of this position; the STR is in an extremely oversaturated market and the underlying asset is a clone of many. So you have little control of performance, no mercy from your tenant pool, and a lot of risk in neighborhood. Get a different & hopefully better asset, and re-strategize.


    You're absolutely right! I actually met my Houston realtor through BiggerPockets, and he highly recommended the area. Unfortunately, I learned the hard way that it wasn’t the best investment (actually the worst I've done in my short investing career). The challenge now is that getting out of this deal isn’t easy. I listed the property for sale last year, but it sat on the market for months without selling. There are also other new construction homes on our street facing the same issue.

    So, I’m kind of stuck with this property, which is why I’m exploring ways to cut my losses and exit cleanly. I’m planning to relist the house around April when the market typically picks up. I’d appreciate any additional suggestions you might have!

    1Reply
  • Andrew Street
    Member since 2019 · 1k+ posts · 292 votes
    1y

    Hi Rereloluwa - Congratulations on becoming a Superhost—it’s a great milestone! You’ve taken strong steps by hiring a reliable cleaner and listing the property across multiple platforms. To further boost occupancy and revenue, consider revisiting a dynamic pricing tool like PriceLabs, as it works best with more time and data to adjust rates competitively. Focus on attracting midterm renters through platforms like Furnished Finder, especially during slower periods. Enhancing guest experience with small touches, like a welcome basket or local guide, can lead to better reviews and repeat bookings. If you haven’t already, professional photography can help your listing stand out in a crowded market. Offering discounts for weekday or longer stays could also help improve occupancy. Keep building on your progress and leveraging your Superhost status to attract more guests. Best of luck!

    I'd be happy to share more ideas, let me know! 

    0Reply
  • V.G JasonPro Member
    Investor · Member since 2022 · 3k+ posts · 3k+ votes
    1y
    Quote from @Rereloluwa Fatunmbi:
    Quote from @V.G Jason:

    You literally jumped in the fray of an oversaturated play in a really suspect area of Houston. 

    Due to 21 and 22s boom in MTR/STRs in Eado/Third Ward, this was flashing all types of crashing signs and you dove head in first. 

    Not sure who your agent was, but 99% of them brought up this opportunity. Which means stay away from it. And we even had that poster, forgot his name it was Elliot something, that would tout this area & Sunnyside. This area and this house will attract some of the worst STR abusers you can find. The MTR angle for traveling nurses got too saturated, STRs are like sitting ducks here.

    The people that are giving you advice on this thread clearly don't know Houston, and don't know what Eado/3rd ward attracts. It attracts a rough tenant pool. The developers pushing agents to sell one of their townhouses as a STR really inflated the asset cost cause they were pricing it on a revenue structure, not asset. And early on post-covid it absolutely ripped up. Fatal mistake to buy that on the forward curve.

    My recommendation would be to get out of this position; the STR is in an extremely oversaturated market and the underlying asset is a clone of many. So you have little control of performance, no mercy from your tenant pool, and a lot of risk in neighborhood. Get a different & hopefully better asset, and re-strategize.


    You're absolutely right! I actually met my Houston realtor through BiggerPockets, and he highly recommended the area. Unfortunately, I learned the hard way that it wasn’t the best investment (actually the worst I've done in my short investing career). The challenge now is that getting out of this deal isn’t easy. I listed the property for sale last year, but it sat on the market for months without selling. There are also other new construction homes on our street facing the same issue.

    So, I’m kind of stuck with this property, which is why I’m exploring ways to cut my losses and exit cleanly. I’m planning to relist the house around April when the market typically picks up. I’d appreciate any additional suggestions you might have!


     Out the agent, so others don't make the same mistake. Who cares if their feelings got hurt, your investment got destroyed. It's not personal, just business.

    BP agents are gutter material. Not all, but most. Just for going forward be more diligent with vetting.

    The fact you're open to this constructive criticism tells me you'll figure this out. The market does pick up in the spring, due to seasonality, but the 10yr yield will be more indicative of buyer interest. Houses will sit longer, you may need to eat it at a loss. The loss may be less than the MtM loss, but whatever you do--avoid selling subto. You could also sell it to rent to own, take a downpayment from it, and keep title open until the pay their part and re-assume title if they cannot convert. But need to check legality of that.

    0Reply
  • Madri Koppe
    Interior Decorator · CA · Member since 2020 · 78 posts · 30 votes
    1y

    I noticed some of the reviewers mentioned how the area is up and coming so if the area is questionable that might be contributing to this. I would study the listings from the top performing rentals in your area to see how they are overcoming any challenges with location. If convenience to local Houston attractions is the primary reason why someone would stay there consider highlighting that in your photos. The property feels more feminine so you can consider a refresh to neutralize this. You could do this around $5K. 

    1Reply
  • Joshua Tucker
    Chicago, IL · Member since 2025 · 8 posts · 5 votes
    1y

    I know pricing tools can be frustrating, but they might be worth another shot. Sometimes it just takes tweaking them over time to see results. You could also focus on attracting weekday guests—maybe offer discounts for longer stays or highlight features like fast Wi-Fi or a comfy workspace to appeal to remote workers.

    Since a hot tub isn’t an option, maybe think about other ways to stand out. Could you lean into local experiences or create a unique theme for your listing? Something that makes guests feel like they’re getting more than just a place to stay. Partnering with nearby businesses could also help—like offering discounts at local restaurants or attractions.

    And don’t underestimate the power of a great listing description. Keep playing around with keywords to make it pop in searches. Adding some social media marketing could also be a game-changer—targeting weekend tourists or traveling professionals with ads.

    You’re doing a lot right.

    0Reply
  • January Johnson
    Real Estate Agent · Emerald Coast, FL · Member since 2016 · 820 posts · 486 votes
    1y
    Quote from @V.G Jason:

    Wow.  Just...WOW.

    I guess that kind of vitriol is to be expected coming from someone who doesn't even have his own picture in his profile.  Hiding, much?

    0Reply
  • January Johnson
    Real Estate Agent · Emerald Coast, FL · Member since 2016 · 820 posts · 486 votes
    1y

    Or his whole name.  Or his investment/local area. 

    Jeezus. 

    0Reply
  • V.G JasonPro Member
    Investor · Member since 2022 · 3k+ posts · 3k+ votes
    1y
    Quote from @January Johnson:
    Quote from @V.G Jason:

    Wow.  Just...WOW.

    I guess that kind of vitriol is to be expected coming from someone who doesn't even have his own picture in his profile.  Hiding, much?

    As @Rereloluwa Fatunmbi noted, it was a BP agent. No vitriol-- just honesty. 

    Much like @Rereloluwa Fatunmbi I got involved in Houston, too. Took a different direction once I noticed the Houston slime agents. Glad I did, and glad I could give advice to him that he seems to appreciate. It may be hard to hear/read, but let's separate the emotion from the facts.

    This makes sense on why you're so offended. I vetted you 2+ years ago, after hearing your affiliation with Avery Carl's STR nonsense if I am remembering correctly-- I dropped all interest.

    Pivoted to WPB LTR/STRs. Quite prudent to stay away from such lack of quality in regards to REI agents. Simply covering the mask as sales pushers.

    I understand business is slow right now relative to recent years, I'd recommend you get a better grip on being a REI agent. Hopefully, you can find some resolution in my advice.

    0Reply
  • January Johnson
    Real Estate Agent · Emerald Coast, FL · Member since 2016 · 820 posts · 486 votes
    1y

    Awwww... Your overcompensation is showing.  Might want to tuck that (and your TWO years of experience) back in.

    I guess if you consider doing 80% MORE investor business in 2024 than I did in 2023 "slow", okay then... ha ha ha.

    But hey - if people like you insist on being a complete jerk here, showing everyone exactly who they are, as Mel Robbins says, I'll "Let them".

    Who are you, again?  Too bad we'll never know...


    0Reply
  • Erica Dike
    Interior Decorator · Nationwide · Member since 2024 · 32 posts · 29 votes
    1y

    Hi Rereloluwa, I'm a vacation rental designer that specializes in high-ROI designs. I live in Houston and I'm familiar with the area. It's a great property with tons of potential but it's missing the IT factor. Pretty much why should guests book your property out of others. Here are some practical changes I would make to improve your property's performance:

    • - Change your guest count to 6
    • - Your target market will be small groups visiting for fun (birthdays, concerts, events, etc.) If you want, you can focus on just women groups (recommended with your current design)

    Living Room

    • - You need an additional chair for 1 more person, or reconfigure your layout with sofa, etc.
    • - Scrap bar stools and get a larger dining table + chairs to sit 6

    Bedroom 1

    • - Too many lights. Are they all controlled by one switch?
    • - You only need main lighting and ambient bedside lighting.
    • - Bigger area rug. 9x12 for King, 8x10 for Queen

    Bedroom 2

    • - Change location of TV to across the bed

    Bedroom 3

    • - This bedroom needs an optimized layout
    • -If it’ll fit, scrap the bunk bed and do 2 twin beds along window wall with a table in between

    Bathroom 1 & 2

    • - Wall mounted blow dryer
    • - Wall mounted body wash. shampoo, conditioner dispenser

    Patio

    • - Scrap mini golf for fire pit seating for 6
    • - Install canopy shade
    • - Better design for photo-op wall

    Overall, great property, great location. You just need to create a unique experience for your guests. A more cohesive design would help as well. Currently you don’t have a distinct color palette or concept. If you want to hone in on the luxury Nigerian theme, you’ll want to incorporate more boho pieces that use natural materials like rattan, etc.

    I hope this helps you find a starting point for your refresh!

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free