Pura Vida Portfolio
Due-diligence report
puravidaportfolio.com
July 1, 2026
Playa Grande · Guanacaste
1,086m2 Lot in Playa Grande - Playa Grande, CR
$275,000asking
Lots · via Flamingo Beach Realty
Build yield (modeled)
~6%
villa pro forma
Market RevPAR
$58/nt
$196 ADR
Property tax
$688/yr
0.25% IBI
Investment thesis
Buy land & build for yield. You're buying dirt and equity creation — not move-in cashflow on day one.
What we do next
- ✓Show $/m² land price and base build-yield-on-cost on every lot card (recipe-aware best config).
- ✓Run a lot-specific build pro forma (bedrooms, finish tier, coverage rules) on the property report.
- ✓Side-by-side base vs top-recipe upside when dual-band comps support it — deal score uses base only.
- ✓Price construction at our in-house crew rates (~$1,000/m² standard · $1,600/m² premium · $2,400/m² luxury) vs typical $1,200–2,400/m² quotes.
- ✓Honest STR numbers benchmarked to proven local operators (4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM) — never part-timer medians.
Your verify checklist
- ▢Verify buildable footprint, water, and access with the municipality — our coverage rules are estimates.
- ▢Get real contractor quotes before you trust any yield-on-cost figure.
- ▢Confirm fee-simple title, water letter, and exact parcel location before an offer.
- ▢Treat gross yield as a screening number — net cash flow depends on management and your use of the home.
Flags & caveats
- · Build scenarios use market-level revenue anchors — re-run at the lot pin on the report.
Build-to-rent pro forma
This is land with no rental history — see the modeled build-to-rent scenario on the live report. Construction, water, and ZMT status must be confirmed before underwriting.
Market context: $58/night RevPAR · $196 ADR × 43% occ.
Location & due-diligence checklist
Coordinates
10.32328, -85.84165
Property tax (IBI)
$688/yr · 0.25% of asking
Map: https://www.google.com/maps/search/?api=1&query=10.323278553576158,-85.84165338975238
Registered fee-simple title (folio real), free of liens
Survey (plano catastrado) matches the registry
Legal water supply — concession or ASADA letter
Maritime-Zone (ZMT) / concession status confirmed
No squatter (precarista) history on the parcel
Corporation / SA standing & taxes current (if applicable)
Independent attorney representing you (not the seller)
HOA / condo fees, rules, and STR permissions
This is an automated screen built on third-party rental data (AirROI, trailing 12 months) and public broker listings — not an appraisal, inspection, or investment recommendation. Gross yields benchmark proven operators (4.8★+, 30+ reviews); rough net assumes ~35% operating expenses before financing and owner-use weeks. Verify list price, registered title, water availability, and Maritime-Zone status before any offer. Methodology: puravidaportfolio.com/methodology · © 2026 Pura Vida Portfolio.
