Pura Vida Portfolio
What would this home make on Airbnb?
puravidaportfolio.com
October 3, 2026
Avellanas · Guanacaste
5,000 sq m Ocean Breeze Estate Lot Near Playa Avellanas – 1st Choice Realty Costa Rica
$449,000asking
Homes · 1 bd · 53,820 sqft
Weak · thin compsLive & rent
Badges: Strong pick · Looks cheap · verify · Double-check first · Fair · thin comps · Hidden gem · Verified ✓
Asking price
$449,000
asking
Est. gross STR yield
5%
on asking
Est. revenue / yr
$23k/yr
from nearby Airbnbs
Est. occupancy
53%
nights booked
Quick take
Estimated yearly income for this property
| Estimated yearly income | Conservative | Moderate | Optimistic |
|---|
| Gross yield (on asking) | 1% | 5% | 13% |
| Revenue / yr | $6,160 | $23,406 | $60,152 |
Conservative = lowest adjusted nearby rental · Moderate = our default estimate · Optimistic = highest adjusted comp · Wide range = plan to the conservative column.
- · Based on 5 nearby rentals · median 1.1 km.
- · Comps spread widely — plan to the conservative column.
- · Confirm registered fee-simple title (folio real), free of liens.
- · Confirm a legal water supply (AyA or ASADA letter / carta de agua) — no water letter, no deal.
- · Confirm municipal construction permits match what's built — unpermitted pools, casitas, or extra bedrooms are a closing risk.
- · Few or scattered nearby rentals behind this estimate — lower confidence.
Comparative market analysis
Successful nearby Airbnbs · 5 in pool · median 1.1 km
| Rental | BR | Dist | Rating | Rev/yr |
|---|
| Casa Mariposa - 1.2 km to Avellanas Beach | 2 | 0.1 km | 4.80★ | $9,091 |
| Casa Tortuga - 1.2 km to Avellanas Beach | 2 | 0.4 km | 4.80★ | $11,699 |
| Apartment with a BBQ and swimming pool | 1 | 0.5 km | 4.85★ | $8,987 |
| Casa Lucia | 2 | 0.6 km | 4.95★ | $26,576 |
| Ave del Paraiso Bed & Breakfast-2nd Floor Cozy Loft | 0 | 0.9 km | 4.95★ | $9,526 |
| Casita Lagartillo - 1.2 km to Avellanas Beach | 0 | 0.9 km | 4.80★ | $10,408 |
| Villa Poro Poro - Indo Avellanas Coastal Community | 2 | 0.9 km | 5.00★ | $88,772 |
| Shambalah Deluxe Suite, Pool, Avellanas Beach | 1 | 0.9 km | 4.95★ | $43,379 |
| Villa de Piña: Brand New, 2 Min to Avellanas Beach | 2 | 1.0 km | 4.95★ | $46,820 |
| Best for Easy Beach Access | Avoid Public Parking | 1 | 1.3 km | 4.95★ | $25,637 |
| Casa Playa Avellanas Apartment | 2 | 1.3 km | 5.00★ | $17,603 |
| 2 Blu Moons Boutique Hotel & Retreat-Poolside King | 1 | 1.4 km | 5.00★ | $7,369 |
Formula for high-performing rentals
What top earners in Guanacaste tend to have
✓Walk to the beach
✓Beachfront / beach access
✓Patio / balcony
○Gym / fitness
○Hot tub
○BBQ / grill
Want help closing the gaps? Book a call: puravidaportfolio.com/#contact · Guide: puravidaportfolio.com/guides/costa-rica-str-winning-property-recipe
Verify with your lawyer before buying
Check before you offer — Costa Rica buyer checklist
Listing & data truth
- Asking price is real, complete, and fee-simple — Parse errors, +VAT footnotes, per-key pricing, and fractional shares routinely break yield math.
- Map pin matches the actual parcel — Brokers often publish town-centroid pins; revenue and beach distance shift materially.
- Beds, baths, and build size match reality — Comp matching keys off bedrooms; a 3BR scored as 5BR invalidates the entire revenue band.
Revenue & STR legality
- STR revenue band (our underwriting) — The median on this report is our comp-weighted, product-type-adjusted estimate — the authority for yield and rank on Pura Vida Portfolio.
- Short-term rentals allowed (HOA + municipal) — Gated communities and some municipalities restrict nightly rentals — not visible in photos.
Property & condition
- Amenities match listing, vision, and comp adjustments — Recipe appraisal and gallery vision infer pool, AC, view — photos can be stale or neighboring views.
- Condition matches gallery / vision read — Vision reads finish tier and flags issues from photos only — not a substitute for inspection.
Title & registry
- Fee-simple title — no concession / fractional — Concession land and timeshares can't be underwritten like titled homes.
Water & utilities
- Legal water (AyA or ASADA letter) — No water letter = no permits; common deal-killer in Guanacaste.
Permits & construction
- Built area matches approved construction permits — Owners often add bedrooms, pools, casitas, or second structures without municipal permits — fines, demolition orders, or deal failure at closing.
Zoning & site
- Zoning allows intended use — Automated site DD links to sources — attorney must confirm use certificate.
Closing risk
- Taxes current, HOA solvent, no squatter risk — Arrears attach; HOAs can block rentals; precarista risk on rural parcels.
In the ZMT public zone (≤50 m of coast)
The first 50 m from the high-tide line is public land and cannot be privately owned. Anything sold here is a concession at best — verify carefully.
Pin: 10.21623, -85.83601 · maps.google.com/?q=10.216231603278485,-85.83600997924805
Disclaimer
Figures are estimates from successful nearby Airbnbs — not an appraisal, investment advice, or guarantee of future income. List price, title, water (AyA/ASADA), permits, and bedroom count can change the math. Verify everything with your lawyer and a local operator before you offer. Methodology: puravidaportfolio.com/methodology · © 2026 Pura Vida Portfolio.
