21 min drive to beach
Portegolpe · Guanacaste
4 Bedroom Home with Guest Suit, Amazing Views, Pool, Acreage, Gated Community
Homes · 4 bd · 2 ba · 4,187 sqft
$399,000
View broker listing ↗via Coldwell Banker Tamarindo · asking
Asking
$399,000
too few comps to rank
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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🚗 21 min to beach 17 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (17 of 17 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
17 of 17 · 1 proven / 16 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Casa Sole 0.7 km · 5.00★ (4) | Home / villa (title) | 2BR/1BA sleeps 4 | $3k $89/nt · 25% occ $3k × 1.56 bed = $5k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Brisas 1.3 km · 4.00★ (3) | Home / villa (title) | 3BR/2BA sleeps 14 | $27k $237/nt · 42% occ $27k × 1.25 bed = $34k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa con A/C y parqueo. A 25 min de Tamarindo 1.6 km · 5.00★ (16) | Home / villa (title) | 2BR/2BA sleeps 6 | $7k $129/nt · 24% occ $7k × 1.56 bed = $10k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
15 minutos a Conchal y 10 a Huacas Preciosa villa 1.6 km · 0.00★ (2) | Home / villa (title) | 3BR/4BA sleeps 12 | $0k $67/nt · 27% occ $0k × 1.25 bed = $0k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa vacacional Nayon 1.6 km · 5.00★ (4) | Home / villa (title) | 3BR/1BA sleeps 6 | $1k $91/nt · 14% occ $1k × 1.25 bed = $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Perla 1.7 km · 4.50★ (3) | Home / villa (title) | 3BR/2BA sleeps 12 | $33k $244/nt · 45% occ $33k × 1.25 bed = $41k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa vacacional Guanacaste 1.7 km · 5.00★ (14) | Home / villa (title) | 3BR/1BA sleeps 6 | $13k $81/nt · 51% occ $13k × 1.25 bed = $16k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa - cerca de Conchal/Tamarindo/Flamingo 1.8 km · 4.50★ (3) | Home / villa (title) | 2BR/2BA sleeps 5 | $6k $85/nt · 44% occ $6k × 1.56 bed = $10k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa privada con piscina Cerca de Playa Conchal 2.0 km · 5.00★ (45)proven | Entire villa | 3BR/3BA sleeps 10 | $16k $64/nt · 73% occ $16k × 1.25 bed = $20k | Fair | — | |
Casa Iguana 2.2 km · 5.00★ (26) | Home / villa (title) | 2BR/2BA sleeps 8 | $7k $57/nt · 36% occ $7k × 1.56 bed = $11k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Jardin Conchal 2.6 km | Home / villa (title) | 3BR/2BA sleeps 7 | $10k $212/nt · 50% occ $10k × 1.25 bed = $12k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
La Casa Pura Tica 2.7 km · 5.00★ (25) | Home / villa (title) | 3BR/1BA sleeps 6 | $14k $86/nt · 55% occ $14k × 1.25 bed = $18k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Rose Cartagena Guanacaste 3.1 km · 5.00★ (12) | Home / villa (title) | 4BR/3BA sleeps 16 | $5k $185/nt · 23% occ $5k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Strong House, Vacation House 3.4 km · 0.00★ (1) | Home / villa (title) | 2BR/1BA sleeps 8 | $0k $175/nt · 8% occ $0k × 1.56 bed = $1k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Santi 3.8 km · 0.00★ (1) | Home / villa (title) | 3BR/1BA sleeps 5 | $2k $82/nt · 15% occ $2k × 1.25 bed = $2k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
@32 a la sombra / 2 villas 4.4 km · 5.00★ (4) | Home / villa (title) | 2BR/2BA sleeps 4 | $14k $227/nt · 23% occ $14k × 1.56 bed = $21k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
@32 a la sombra 4.4 km · 5.00★ (5) | Entire home | 4BR/5BA sleeps 10 | $31k $546/nt · 23% occ $31k | 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 · home villa
- Blend method
- Weighted blend
- Estimate basis
- Low 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
- Homes · STR rentable
- Size
- 4BR / 2BA · 4,187 sqft
- Asking
- $399k
- Gallery segment
- Standard
- Traits
- pool, patio, bbq, ac
§4
Market search criteria
- Radius: 4.5 km from subject coordinates.
- Bed band: 4BR ±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 home.
- 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 search30All unique STR comps within 4.5 km of subject pin.
2Proven operators24.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted21 received positive weight after filters.
4Headline blend1Positive-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 apple-to-apple proof (2 matching proven) — soft floor met before pin selection; headline still needs 2+ in the weighted blend.
- Pin ±1BR thin — 1/3 within 4.5 km.
- Only 1 comps in headline blend (need 2)
§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.
- 2Comp weight60% map distance · 40% bedroom matchCloser same-bed comps rank higher; view/walk/luxury/operator descale applied separately.
- 3×Near-small-proofConservative bed bridgeV5 home — band winsor on blend ≥3; weights encode pool, view, walk, product and operator descale.
- 4→Weighted bandLow / reconciled / high on 1 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
§7
Rejected from pool
29 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 (28)Product type mismatch (1)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- 1 of 1 headline comp carry bed, luxury, location, or operator descale before weighting.
- Published estimate is thin — insufficient local proof; numbers may be suppressed on map pick.
Community tier
- Unlisted condo — Standard (B) (default tier-C haircut when no registered polygon).
- Same-tier nearby condos first; premium comps down-weighted.
- Premium neighbors are down-weighted when they would inflate a standard community.
V5 home / villa engine
- Home lane — proximate → corridor geo×bed ladder; pool, view, and walk alignment on comp weights.
- Strict product type: condo STRs and unknown Airbnb types are hard-excluded; home/villa titles only.
- Band winsor caps dominant outliers when the weighted pool is wide.
- Basis: V5 home.
Location gap (tier 1)
- Subject has at least one premium location trait (ocean view, walk-to-beach, or beachfront) — no tier-1 location haircut applied.
Product positioning (tier 2)
- Gallery segment: standard.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
What runs when the pool clears
- Positive-weight comps in the estimate blend move the published revenue band — same set shown in the table below.
- Recipe traits (pool, view, product type) adjust scaled revenue before weighting.
- Still verify title, water (AyA/ASADA), building permits, and bed count before offering.
§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
Automated screen — open Check before you offer for what still needs a human double-check before you wire. Want me in the loop? Deal Desk builds a shortlist around homes like this.