8 min drive to beach
Playa Tamarindo · Guanacaste
1-Bedroom Pool View Condo Minutes from Tamarindo – 1st Choice Realty Costa Rica
Condos · 1 bd · 1 ba
$165,000
View broker listing ↗via 1st Choice Realty · asking
Weak pick
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on asking
Conservative
5%
$8k/yr
Moderate· Our estimate
7%
$11k/yr
Optimistic
7%
$12k/yr
We're not perfect — we're working to make these numbers as accurate as possible. Spot an error, or have an idea? Let us know.
Methodology
Comps & math
Start with the estimate blend — then scope, subject, search criteria, funnel, reconciliation, and exclusions. Same deterministic engine as the published estimate.
§1
Estimate blend & adjustments
Yearly income from the comps that move our published estimate — map synced with the table. Switch to Your estimate to pick which Airbnbs to use (same math, your set). Map yield stays our published number.
Pick at least 2 Airbnbs to estimate.
🏠 Subject🚗 8 min to beach 56 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (56 of 56 · 4 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
56 of 56 · 26 proven / 30 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Tamarindo, Gated Community, Fully Equipped, Apt 2 0.2 km · 5.00★ (2) | Condo (title) | 2BR/2BA sleeps 6 | $5k $136/nt · 47% occ $5k × 0.80 bed = $4k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Blue paradise in Palmas de Tamarindo 0.2 km · 4.80★ (35)proventier b | Entire condo | 1BR/1BA sleeps 4 | $14k $100/nt · 43% occ $14k × 0.97 loc = $14k | Strong | — | |
Tamarindo apartment for an excellent vacation 0.4 km · 4.65★ (23)tier b | Condo (title) | 1BR/1BA sleeps 3 | $17k $103/nt · 50% occ $17k × 0.97 loc = $16k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Modern 2BR Condo Pool Tamarindo 0.4 km · 4.95★ (29) | Entire condo | 2BR/2BA sleeps 6 | $23k $152/nt · 50% occ $23k × 0.80 bed = $19k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
OSHY Sunset apartment 10 minutes from Tamarindo 0.7 km · 4.75★ (42) | Condo (title) | 2BR/1BA sleeps 4 | $4k $110/nt · 59% occ $4k × 0.80 bed = $3k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tamarindo Surf's Up Studio w/ kitchen -2 twin beds 0.8 km · 5.00★ (12) | Condo (title) | 1BR/1BA sleeps 2 | $5k $70/nt · 62% occ $5k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Sunset Suite II 0.8 km · 4.95★ (202)provenelite opocean viewtier b | Rental unit Entire rental unit | 1BR/1BA sleeps 2 | $17k $76/nt · 57% occ $17k × 0.71 loc × 0.88 operator = $11k | Strong | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Villarreal Oasis Room 4 0.9 km · 4.90★ (16) | Rental unit Entire rental unit | 0BR/1BA sleeps 3 | $7k $67/nt · 53% occ $7k × 1.10 bed = $8k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Sunset Panorama Suite I 0.9 km · 4.85★ (275)provenocean viewtier b | Rental unit Entire rental unit | 2BR/1BA sleeps 4 | $28k $97/nt · 80% occ $28k × 0.80 bed × 0.71 loc = $16k | Strong | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Jungle Studio 1.0 km · 4.95★ (283)provenelite op | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $13k $51/nt · 70% occ $13k × 0.88 operator = $11k | Strong | — | |
Jungle apart 1.1 km · 4.95★ (64) | Rental unit Entire rental unit | 1BR/1BA sleeps 2 | $5k $44/nt · 92% occ $5k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Apartment 5min from Tamarindo with pool 1.1 km · 5.00★ (56)provenstrong op | Condo (title) | 2BR/1BA sleeps 4 | $9k $68/nt · 70% occ $9k × 0.80 bed × 0.93 operator = $7k | Fair | Did not enter weighted blend. | |
Beautiful Studio APT Queen Bed Pool & WiFi 1.2 km · 4.85★ (22) | Condo (title) | 1BR/1BA sleeps 3 | $8k $92/nt · 36% occ $8k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tropical Breeze Apartment #2 1.2 km · 4.90★ (30)tier b | Condo (title) | 1BR/2BA sleeps 2 | $0k $43/nt · 8% occ $0k × 0.96 loc = $0k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Cozy Studio Apt-Queen Bed-Pool-WIFI Tamarindo 1.3 km · 4.50★ (2) | Condo (title) | 1BR/1BA sleeps 2 | $8k $98/nt · 38% occ $8k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
New HV Cavallini-Tamarindo Apartment 1.3 km · 4.85★ (7) | Condo (title) | 1BR/1BA sleeps 4 | $2k $44/nt · 22% occ $2k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Kalu Studio Apartment in Tamarindo 1.5 km · 5.00★ (52) | Condo (title) | 1BR/1BA sleeps 2 | $4k $88/nt · 35% occ $4k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tiny Studio, Fan WiFi 10 min from Tamarindo Beach 1.7 km · 4.65★ (14) | Condo (title) | 1BR/1BA sleeps 4 | $3k $51/nt · 75% occ $3k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casita Baula 1.7 km · 4.80★ (206)proven | Rental unit Entire rental unit | 1BR/1BA sleeps 4 | $9k $46/nt · 49% occ $9k | Strong | — | |
Modern Studio #1 in Tamarindo | 5 Mins to Beach 1.7 km · 4.35★ (3) | Condo (title) | 1BR/1BA sleeps 2 | $10k $101/nt · 41% occ $10k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Secure Gated Apartment w/ Pool & Parking. A/C 1.7 km · 4.95★ (100)provenelite op | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $23k $107/nt · 59% occ $23k × 0.80 bed × 0.88 operator = $16k | Fair | Did not enter weighted blend. | |
Modern Studio Near Tamarindo | Pool & WiFi 1.8 km · 4.95★ (99)provenstrong op | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $10k $102/nt · 35% occ $10k × 0.93 operator = $9k | Strong | — | |
Cocobolo House El Llanito Tamarindo Studio#1 2.0 km · 4.80★ (61)proven | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 3 | $10k $46/nt · 59% occ $10k | Fair | — | |
Studio #4 by Tamarindo Casa Cocobolo, El Llanito 2.1 km · 5.00★ (3) | Condo (title) | 1BR/1BA sleeps 3 | $3k $48/nt · 32% occ $3k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Cocobolo House El Llanito Tamarindo Studio#2 2.2 km · 4.85★ (42)proven | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 3 | $6k $45/nt · 39% occ $6k | Fair | — | |
2 bed/2 bath Condo located near top rated beaches. 2.3 km · 5.00★ (5) | Condo (title) | 2BR/2BA sleeps 4 | $16k $119/nt · 48% occ $16k × 0.80 bed = $13k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Close to the Sea Cozy Studio Apartment III 2.5 km · 5.00★ (8) | Condo (title) | 1BR/1BA sleeps 2 | $4k $65/nt · 35% occ $4k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Entire apartment in Tamarindo for couples / 2p. 2.5 km · 4.80★ (46)proven | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $8k $48/nt · 48% occ $8k | Fair | — | |
Ocean View One Bedroom Tamarindo Apartment 2.5 km · 4.00★ (6)ocean view | Condo (title) | 1BR/1BA sleeps 2 | $3k $113/nt · 30% occ $3k × 0.74 loc = $2k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Jungle Studio w/ Pool - 15 Mins to Top Beaches #2 2.7 km · 5.00★ (4) | Condo (title) | 1BR/0BA sleeps 4 | $14k $115/nt · 41% occ $14k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tamarindo Beach Forest Apartment Los Jobos # 3 2.8 km · 4.90★ (225)provenstrong op | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $16k $95/nt · 56% occ $16k × 0.80 bed × 0.93 operator = $12k | Loose | Did not enter weighted blend. | |
Studio Surf at Turf Safari Golf Ranch Tamarindo 2.9 km · 5.00★ (17) | Condo (title) | 0BR/1BA sleeps 2 | $19k $152/nt · 35% occ $19k × 1.10 bed = $21k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Apartment at Los Jobos Beach Forest #1 2.9 km · 4.85★ (314)proven | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $11k $57/nt · 54% occ $11k | Fair | — | |
Los Jobos Beach Forest Apartment N4 3.0 km · 4.95★ (83)provenstrong op | Condo (title) | 1BR/2BA sleeps 2 | $11k $60/nt · 58% occ $11k × 0.93 operator = $11k | Fair | Did not enter weighted blend. | |
Condo Mirador-Breathtaking Ocean View 3.3 km · 4.85★ (15)ocean viewtier b | Entire condo | 2BR/2BA sleeps 6 | $39k $262/nt · 49% occ $39k × 0.80 bed × 0.62 loc = $20k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private Boho Studio with Pool near Tamarindo Beach 3.4 km · 4.95★ (29) | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 4 | $14k $117/nt · 52% occ $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Exclusive 2BR Oceanview Haven 6 min to Tamarindo 3.5 km · 5.00★ (4)ocean view | Rental unit Entire rental unit | 2BR/3BA sleeps 6 | $26k $299/nt · 79% occ $26k × 0.80 bed × 0.65 loc = $13k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Studio apartment in Tamarindo 3.6 km · 5.00★ (255)provenlegend opocean view | Rental unit → Condo (title) Entire rental unit | 0BR/1BA sleeps 2 | $25k $113/nt · 77% occ $25k × 1.10 bed × 0.65 loc × 0.81 operator = $14k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Las Palmas Apartments #8 Fully Equipped 3.7 km · 4.85★ (104)provenocean view | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $9k $79/nt · 41% occ $9k × 0.65 loc = $6k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Diria, Oceanfront condo 3.7 km · 5.00★ (34)walk to beach | Condo (title) | 2BR/2BA sleeps 4 | $8k $309/nt · 30% occ $8k × 0.80 bed × 0.88 loc = $6k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Las Palmas Apartments #7 Fully Equipped 3.7 km · 4.85★ (168)proven | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $16k $74/nt · 65% occ $16k × 0.88 loc = $14k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Oceanview Cozy Condo close to beach and town 3.7 km · 5.00★ (154)walk to beachocean view | Condo (title) | 2BR/2BA sleeps 6 | $11k $111/nt · 67% occ $11k × 0.80 bed × 0.65 loc = $6k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Family 2BR Retreat • Pool • Tamarindo 3.7 km · 4.70★ (290)walk to beach | Entire condo | 2BR/2BA sleeps 5 | $17k $96/nt · 64% occ $17k × 0.80 bed × 0.88 loc = $12k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stunning Ocean View, Fast Wifi, Right in town 3.8 km · 4.95★ (80)provenstrong opwalk to beachocean view | Rental unit Entire rental unit | 1BR/1BA sleeps 2 | $37k $150/nt · 65% occ $37k × 0.65 loc × 0.93 operator = $22k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Tamarindo quiet green oasis pool and fiber optic 3.8 km · 4.95★ (216)provenelite opwalk to beach | Entire serviced apartment | 1BR/2BA sleeps 3 | $19k $130/nt · 43% occ $19k × 0.88 loc × 0.88 operator = $15k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Tamarindo quiet green oasis pool and fiber optic 3.8 km · 4.95★ (266)provenelite op | Rental unit Entire rental unit | 2BR/2BA sleeps 5 | $21k $133/nt · 44% occ $21k × 0.80 bed × 0.88 operator = $15k | Loose | Did not enter weighted blend. | |
Tamarindo quiet green oasis pool and fiber optic 3.8 km · 4.90★ (319)provenstrong opwalk to beachtier b | Rental unit Entire rental unit | 1BR/2BA sleeps 3 | $18k $118/nt · 44% occ $18k × 0.84 loc × 0.93 operator = $14k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Stylish. Fast Wifi. IPTV. Fully Equipped 3.8 km · 4.90★ (124)provenstrong opocean view | Entire condo | 1BR/1BA sleeps 2 | $27k $108/nt · 69% occ $27k × 0.65 loc × 0.93 operator = $16k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Upper Casita Catalina in Tamarindo w Great Views 3.8 km · 5.00★ (305)provenlegend opocean view | Rental unit Entire rental unit | 1BR/1BA sleeps 3 | $36k $202/nt · 69% occ $36k × 0.65 loc × 0.81 operator = $19k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Centric, Safe and across the street to the beach! 3.9 km · 4.75★ (8)walk to beachocean view | Entire serviced apartment | 2BR/2BA sleeps 8 | $28k $210/nt · 53% occ $28k × 0.80 bed × 0.88 loc = $19k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
amazing ocean views, and sunsets ( Penthouse #2) 3.9 km · 5.00★ (138)provenelite opwalk to beachocean view | Entire condo | 2BR/2BA sleeps 6 | $44k $234/nt · 69% occ $44k × 0.80 bed × 0.65 loc × 0.88 operator = $20k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa Aura Beachfront: Two-Bedroom Apartment 3.9 km · 4.65★ (75)walk to beach | Condo (title) | 2BR/1BA sleeps 10 | $15k $149/nt · 39% occ $15k × 0.80 bed × 0.88 loc = $11k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
15Love-2BR Apartment & Pickleball courts 3.9 km · 4.95★ (45)proven | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $29k $311/nt · 35% occ $29k × 0.80 bed × 0.88 loc = $21k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Studio | Free Concierge & Walk to Tamarindo Beach 4.0 km · 4.50★ (5) | Condo (title) | 1BR/1BA sleeps 3 | $15k $128/nt · 64% occ $15k × 0.88 loc = $13k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tamarindo Studio #1 | Close to beach & town center 4.0 km · 4.80★ (146)provenwalk to beach | Rental unit → Condo (title) Entire rental unit | 0BR/1BA sleeps 2 | $10k $62/nt · 59% occ $10k × 1.10 bed × 0.88 loc = $10k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Downtown Condo Steps from the beach and everything 4.0 km · 5.00★ (50)walk to beach | Condo (title) | 2BR/2BA sleeps 4 | $12k $153/nt · 51% occ $12k × 0.80 bed × 0.88 loc = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). |
§2
Assignment scope & assumptions
- Engine
- V5 · condo
- Blend method
- Weighted blend
- Estimate basis
- Reconciled indication
- Intended use
- Investor due-diligence support
Automated STR income screen for investor due diligence — not a USPAP appraisal, not a broker price opinion, not investment advice.
§3
Subject property
- Product
- Condos · STR rentable
- Size
- 1BR / 1BA
- Asking
- $165k
- Traits
- pool, patio, ac
- Headline yield
- $11k/yr ÷ $165k = 6.6% gross
§4
Market search criteria
- Radius: 4 km from subject coordinates.
- Bed band: 1BR ±1 (adjacent sizes scaled, not mixed blindly).
- Operator filter: 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM.
- Comp basis: V5 condo · 8 comps · corridor.
- V5 strict product type — Airbnb propertyType + title gate (condo vs home lane).
- Operator descale — elite track records (4.9★+ / deep reviews) stripped on comp TTM; for-sale subjects start unproven.
§5
Comp selection funnel
1Market search241All unique STR comps within 4 km of subject pin.
2Proven operators1034.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted8513 received positive weight after filters.
4Headline blend8Positive-weight picks that move published headline.
- Apple-to-apple headline pool — non-view proven operators only (subject has no confirmed ocean view).
- Apple-to-apple headline pool — non-beachfront proven operators only (subject is not walk-to-beach or beachfront).
- Thin same micro-market community proof (1/6 proven) — corridor comps kept; cross-community down-weighted. Pin exact 1BR — 8 of 9 within 4 km.
- Our estimate comps frozen at enrich — 8 comps (same set that published the yield).
§6
Calculation walkthrough
- 1Per-comp scaleraw TTM × bed scale × location descale × operator descaleBed scale bridges ±1BR comps to subject size. Location/luxury descale removes product premiums the subject lacks. Operator descale strips elite track-record lift (4.9★+ / deep reviews) — for-sale buyers start unproven.
- 2×Community tier−10% Unlisted condo STR band (Budget (C))
- 3Comp weight60% map distance · 40% bedroom matchCloser same-bed comps rank higher; view/walk/luxury/operator descale applied separately.
- 4×Near-small-proofConservative bed bridgeV5 condo — no band winsor; weights encode community, view, and walk spread.
- 5→Weighted bandLow / reconciled / high on 8 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 6→Headline revenueReconciled indication → $11k/yr
- 7÷Gross yield$11k ÷ $165k = 6.6%
§7
Rejected from pool
251 comps did not move the estimate — summary by exclusion reason. Full list (same product type as subject) is collapsed under §1 Estimate blend.
Not proven operator (156)Product type mismatch (38)View alignment (17)Walk / beach alignment (17)Outside headline blend (5)
§8
Reconciliation
- Headline revenue uses the Reconciled indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Blue paradise in Palmas de Tamarindo (37.4% of weighted blend).
- 3 of 8 headline comps carry bed, luxury, location, or operator descale before weighting.
Community tier
- Unlisted condo — Budget (C) (default tier-C haircut when no registered polygon).
- Same-complex proven STR preferred; ≥3 nearby proven condo comps can anchor when in-complex is thin or unlisted.
- Corridor villa comps do not anchor budget condo headlines.
V5 condo engine
- Condo lane — spread from community tier, finish/positioning, view and walk alignment (not pool table stakes).
- Strict product type: villa/home STR titles are hard-excluded; condo/apt types only (Airbnb propertyType + title).
- No corridor band winsor or geo pool-gap — comp weights carry location and product fit.
- Basis: V5 condo · 8 comps · corridor.
Location gap (tier 1)
- Local comps include beachfront, view, and walk-to-beach operators — we haircut the subject when it lacks those fixed premiums.
- Apple-to-apple headline pool — non-view proven operators only (subject has no confirmed ocean view).
- Apple-to-apple headline pool — non-beachfront proven operators only (subject is not walk-to-beach or beachfront).
Product positioning (tier 2)
- Gallery segment not confident — positioning haircut only when finish/segment are known.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
Our estimate revenue
- Published estimate: Reconciled indication ~$11k/yr → ~6.6% gross on $165k asking.
- Basis: V5 condo · 8 comps · corridor.
- The comp tables below list exactly which rentals received positive weight in this estimate blend.
Other recipe adjustments
- + Thin same micro-market community proof (1/6 proven) — corridor comps kept; cross-community down-weighted. Pin exact 1BR — 8 of 9 within 4 km.
- + Thin local proof (1 same-type 1BR±1 condo STR via Airbnb propertyType within 0.5 km) — headline widened to corridor (~1.8 km median).
- + Trimmed middle headline — drop weighted top/bottom 20% of the gated blend, then weighted mean (replaces P25/median pick).
- + Hedonic cross-check: V5 vs model p50 differ >1.5×
- Missing vs local winners (capex to close gap): Gym / fitness, Hot tub, BBQ / grill.
- Top-quartile band uses p75 of the same proven-operator comp pool.
Deal score ingredients
- Projected gross yield: 7% gross yield (12/55 pts)
- Discount vs comps-implied value: 58% above comps-implied value (0/30 pts)
- Revenue potential: ~$11k/yr Reconciled indication revenue (0/15 pts)
Flags & exclusions
- No major flags — still verify title, water (AyA/ASADA), building permits, and bed count.
§9
Limiting conditions
- —Broker asking price and listing copy — not verified sale or operating statements.
- —STR revenue from AirROI trailing-twelve-months; forward seasonality not projected separately.
- —Gallery vision segment is photo-based; finish gaps may lag physical inspection.
- —Coordinates approximate when broker omits parcel pin — headline withheld.
- —Gross yield excludes capex, furnishing, management, tax, and financing.
Next steps
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