All Forum Posts by: Ryan Moyer
Ryan Moyer has started 11 posts and replied 904 times.
Post: Hot Tub: new vs. used
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Quote from @James Hamling:
Quote from @Ned J.:
Would you rather buy a brand new car or a lightly used one in good shape?
Do YOU want to eat the depreciation or let someone else do it?
Your clearly NOT an investor Ned, if you were you'd know how valuable depreciation is.
So yes, new please. I have warranty, nifty features, can market it as new to monetize that AND get all that sweet depreciation buddy!
Actual dollars saved are still worth more than a tax writeoff that saves 35% of those dollars.
Post: Hot Tub: new vs. used
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
No idea where people are getting this weird notion that a used hot tub is something gross and it has to be new. There are hundreds of cabins that turn over to new owners every month in a place like Gatlinburg and every one of them keeps the hot tub from the prior owner and on one blinks an eye about it. It's not like they're throwing it out and buying a new one.
Heck, several of the people in this thread weirded out about a used hot tub are probably using a used on that came with the home in their rental.
Post: STR/Vacation rental NW Flordia
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Quote from @Ricardo Hidalgo:
Quote from @Justin Aldred:
I was having a discussion the other day with someone who said that Northwest Florida (especially more of the luxury areas around 30a) are more of a "capital appreciation" play and that It's impossible to get good cashflow in the luxury areas. Is this true? My thought is even with high and low season there has to be a way to generate good cash flow in this market and that maybe the houses are over-priced and have not been re-priced for the current interest rate environment.
My question: Are homes just overpriced or is it normal to have crappy cash flow in this area?
(for example the area we're looking at a house producing 100k in income asking 1.2million) when you factor in taxes, maintenance, cleaning, etc that barely breaks even or even looses a bit.
Buying lots and building on 30A or laguna beach could allow you to cashflow with a massive equity position. I like to flip and build in our area since the appreciation pays out exponentially versus the long term cashflow. Some of the projects we have done in the past, we were all in for 1.45 million and resale was 2 million with 200-225k rental projections.
How far from the beach was this? Most lots I'm seeing even 2+ blocks from the beach are $750k+ for 9000sqft lot that would be tight to even fit a pool on, just for the lot. And I figured you were looking at minimum $1M+ for the build in that area. Are the home builds much cheaper than I'm anticipating?
Post: Joint Bookings on One Listing
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Quote from @John Carbone:
Quote from @Ryan Moyer:
Quote from @John Carbone:
Quote from @Ryan Moyer:
I do this with two cabins I have right next to each other.
How does this work out for you? What percent of people book both in a year?
30ish percent, though that seems to have been rising lately.
I should note that these cabins are RIGHT on top of each other. So close they almost look like they're attached. One is 4br, one is 2br, for 6br total.
Further out I block off the individual calendars and only make the dual booking available. Then 4-5 months out I open up the larger 4br cabin so that listing and the 6br combo are both open. The small 2br is relatively easy to book last minute so I only open that one 6-8 weeks in advance. The idea is I'd prefer to book it as a combo so I don't want someone booking the small 2br 8 months out and blocking off the combo's calendar.
I have a similar property as well, I currently live in the small one but I plan to start renting it out. When you add the two together in one listing do you charge the same as if you booked them individually?
Since they're set up as separate listings each one has its own pricelabs dynamic pricing calendar. I don't really go in and intentionally adjust prices so one is more expensive than the other. So on some dates the combo is more expensive than booking each individually, and on some dates it's cheaper. It's probably something that could be optimized further to force it one way or the other but I haven't done that, and honestly am not even sure which way would make more sense.
Post: Joint Bookings on One Listing
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Quote from @John Carbone:
Quote from @Ryan Moyer:
I do this with two cabins I have right next to each other.
How does this work out for you? What percent of people book both in a year?
30ish percent, though that seems to have been rising lately.
I should note that these cabins are RIGHT on top of each other. So close they almost look like they're attached. One is 4br, one is 2br, for 6br total.
Further out I block off the individual calendars and only make the dual booking available. Then 4-5 months out I open up the larger 4br cabin so that listing and the 6br combo are both open. The small 2br is relatively easy to book last minute so I only open that one 6-8 weeks in advance. The idea is I'd prefer to book it as a combo so I don't want someone booking the small 2br 8 months out and blocking off the combo's calendar.
Post: Joint Bookings on One Listing
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
I do this with two cabins I have right next to each other.
Post: STR friendly agent
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
In what market? The owners of the largest STR specific realty group in the country are regulars on this forum.
Avery and Luke Carl are their names. For some reason the forum software won't let me @ them.
Post: Rehab vs turn-key rental property
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Turn key is getting harder and harder to get a good return on in STR these days. Not that it can't be done, but it's not like it was a year or two ago where that was super easy.
Post: Where to Buy a Vacation/STR House in the Greater Phoenix Area
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Just be careful. Phoenix is nationally famous right now for being oversaturated in STRs.
Post: How to chose location and buy correctly in STR market
- Property Manager
- Orlando Kissimmee, Davenport
- Posts 919
- Votes 1,333
Quote from @Alec Khlebopros:
@luke carl, now I need to get a wife, sounds complicated
Sounds like you're stuck with Coffeyville, then.