6 min drive to beach
Playa Junquillal · Guanacaste
Charming Family Home in Tierra Pacifica - Playa Negra Realty
Homes · 3 bd · 3 ba · 180,005 sqft
$475,000
View broker listing ↗via Playa Negra Realty · asking
Weak · thin comps
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on asking
Conservative
2%
$7k/yr
Moderate· Our estimate
4%
$20k/yr
Optimistic
10%
$49k/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.
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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🚗 6 min to beach 57 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (57 of 57 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
57 of 57 · 12 proven / 45 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Perro Loco Hills - Casa Paraíso 1.3 km · 0.00★ (2)tier b | Home / villa (title) | 3BR/2BA sleeps 7 | $19k $192/nt · 55% occ $19k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tree House Villa *Jungle View* 1.4 km · 4.50★ (12)tier b | Home / villa (title) | 3BR/5BA sleeps 6 | $21k $217/nt · 49% occ $21k × 0.88 loc = $18k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Mar 1.6 km · 5.00★ (6)tier b | Home / villa (title) | 3BR/3BA sleeps 6 | $13k $173/nt · 63% occ $13k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
*Casa Mango Guanacaste* 1.7 km · 5.00★ (10)tier b | Home / villa (title) | 3BR/1BA sleeps 8 | $14k $166/nt · 41% occ $14k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Suzana at Dos Olas, 3br villa, Pool, Wifi 1.9 km · 5.00★ (10)tier b | Home / villa (title) | 3BR/1BA sleeps 6 | $27k $158/nt · 63% occ $27k × 0.88 loc = $24k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Paraiso 2.0 km · 5.00★ (5)tier b | Home / villa (title) | 3BR/3BA sleeps 9 | $8k $188/nt · 20% occ $8k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casas DiTi Paradise 3 2.1 km · 0.00★ (2)tier b | Home / villa (title) | 2BR/1BA sleeps 8 | $5k $190/nt · 20% occ $5k × 1.25 bed = $6k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Cocobolo House☀️🏄🏽♂️🌴 2.1 km · 4.50★ (51)tier b | Home / villa (title) | 3BR/2BA sleeps 6 | $9k $144/nt · 40% occ $9k × 0.88 loc = $8k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Marycielo Jungle & Beach House 2.3 km · 5.00★ (32)provenwalk to beachtier b | Entire home | 3BR/2BA sleeps 7 | $62k $284/nt · 73% occ $62k × 0.88 loc = $55k | Fair | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Casa Negra in Paraiso 2.3 km · 4.50★ (3)tier b | Home / villa (title) | 3BR/2BA sleeps 8 | $18k $262/nt · 26% occ $18k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private Pool Oasis Near 5 Beaches &Top Restaurants 2.3 km · 5.00★ (60)provenstrong op | Entire home | 3BR/2BA sleeps 8 | $17k $302/nt · 26% occ $17k × 0.93 operator = $16k | Fair | — | |
Green Season Special 3bd home w pool - Pets ok! 2.3 km · 5.00★ (29)tier b | Entire home | 3BR/3BA sleeps 6 | $9k $172/nt · 42% occ $9k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury Jungle Home 2.3 km · 0.00★ (1)luxe STR (title)tier b | Home / villa (title) | 2BR/2BA sleeps 4 | $19k $196/nt · 43% occ $19k × 1.25 bed × 0.86 luxe × 0.88 loc = $19k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Anda - Modern Escape in Playa Negra 2.4 km · 5.00★ (13) | Home / villa (title) | 2BR/2BA sleeps 6 | $46k $229/nt · 60% occ $46k × 1.25 bed = $57k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Feliz,Cozy 2BR Beach Home w/ Pool & Golf car 2.4 km · 5.00★ (8) | Home / villa (title) | 2BR/2BA sleeps 4 | $9k $208/nt · 29% occ $9k × 1.25 bed = $12k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Langosta, Paraíso Escondido 2.4 km · 5.00★ (42)proven | Entire home | 3BR/2BA sleeps 6 | $7k $123/nt · 26% occ $7k | Fair | — | |
Casa Azul en Paraiso 2.4 km · 0.00★ (1)tier b | Home / villa (title) | 2BR/2BA sleeps 6 | $4k $278/nt · 85% occ $4k × 1.25 bed = $5k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Blanca en Paraiso 2.4 km · 5.00★ (11)tier b | Home / villa (title) | 3BR/2BA sleeps 8 | $11k $251/nt · 20% occ $11k × 0.88 loc = $10k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
2BR - 2BTH Beach House w/ Pool 2.4 km · 5.00★ (19)tier b | Home / villa (title) | 2BR/2BA sleeps 4 | $20k $176/nt · 46% occ $20k × 1.25 bed × 0.88 loc = $22k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Rumah - Stylish Villa Perfect for Groups 2.5 km · 4.50★ (11) | Home / villa (title) | 4BR/5BA sleeps 12 | $90k $472/nt · 57% occ $90k × 0.80 bed = $72k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Kami - Stunning Beach Getaway 2.5 km · 5.00★ (6) | Home / villa (title) | 2BR/3BA sleeps 6 | $48k $290/nt · 48% occ $48k × 1.25 bed = $60k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
La Joya de Callejones 2.5 km · 5.00★ (189)provenelite opbeachfrontocean view | Entire bungalow | 2BR/1BA sleeps 4 | $20k $116/nt · 57% occ $20k × 1.25 bed × 0.58 loc × 0.88 operator = $13k | Fair | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Beachfront Oasis Overlooking Playa Callejones 2.5 km · 5.00★ (133)provenelite opbeachfrontocean view | Entire home | 2BR/1BA sleeps 4 | $35k $188/nt · 60% occ $35k × 1.25 bed × 0.58 loc × 0.88 operator = $22k | Fair | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa C-Peace 2.7 km · 5.00★ (3) | Home / villa (title) | 2BR/3BA sleeps 6 | $18k $267/nt · 23% occ $18k × 1.25 bed = $22k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury Beach House • Private Pool • Walk to Beach 2.7 km · 5.00★ (3)walk to beachocean viewluxe STR (title)tier b | Entire home | 4BR/4BA sleeps 8 | $26k $347/nt · 81% occ $26k × 0.80 bed × 0.86 luxe × 0.88 loc = $16k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Playa Negra Beachfront Villa Steps to Sand 3.0 kmbeachfront | Home / villa (title) | 4BR/3BA sleeps 10 | $2k $368/nt · 27% occ $2k × 0.80 bed × 0.78 loc = $1k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa de Descanso Mankü ~ Mankü Retreat House 3.0 km · 4.00★ (3) | Home / villa (title) | 3BR/3BA sleeps 10 | $19k $306/nt · 41% occ $19k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stylish 4BR Villa Private Pool Starlink Near Beach 3.0 km · 5.00★ (39)proventier b | Entire home | 4BR/4BA sleeps 10 | $37k $370/nt · 34% occ $37k × 0.80 bed = $30k | Loose | — | |
Casa Toby 3.1 km · 0.00★ (1) | Home / villa (title) | 3BR/2BA sleeps 7 | $1k $179/nt · 20% occ $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private House with pool, fire pit and BBQ ranch. 3.1 km · 5.00★ (7) | Home / villa (title) | 3BR/3BA sleeps 10 | $20k $247/nt · 37% occ $20k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocean-View Tree House Surrounded by Nature 3.3 km · 4.50★ (13)ocean view | Home / villa (title) | 2BR/2BA sleeps 4 | $19k $209/nt · 32% occ $19k × 1.25 bed × 0.74 loc = $18k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Quiet villa 3 bdr, huge parc, tropical wildlife 3.4 km · 5.00★ (10)tier b | Home / villa (title) | 3BR/3BA sleeps 6 | $30k $212/nt · 66% occ $30k × 0.97 loc = $29k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Rancho Nativo - Ocean view, Playa Negra 3.4 km · 5.00★ (66)provenstrong opbeachfrontocean viewtier b | Entire home | 3BR/2BA sleeps 8 | $22k $209/nt · 49% occ $22k × 0.56 loc × 0.93 operator = $11k | Fair | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa Kalana Surf House Just Steps From The Ocean!! 3.4 km · 5.00★ (62)walk to beachtier b | Entire home | 3BR/2BA sleeps 6 | $4k $171/nt · 18% occ $4k × 0.85 loc = $3k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beach House with Pool, Playa Negra, Pargos 3.4 km · 4.50★ (101) | Home / villa (title) | 3BR/3BA sleeps 6 | $18k $160/nt · 61% occ $18k × 0.78 loc = $14k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Margodine 3.4 km · 5.00★ (3) | Home / villa (title) | 4BR/4BA sleeps 8 | $18k $553/nt · 27% occ $18k × 0.80 bed = $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocean View Jungle Tree House - 3BR 3.5 km · 5.00★ (19)ocean view | Home / villa (title) | 3BR/3BA sleeps 8 | $11k $164/nt · 44% occ $11k × 0.74 loc = $9k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ecovilla in secret place, pool quietness + monkeys 3.6 km · 5.00★ (42)proventier b | Entire home | 2BR/2BA sleeps 4 | $14k $149/nt · 48% occ $14k × 1.25 bed × 0.97 loc = $17k | Loose | — | |
Beachfront Home - Playa Negra Surf Break 3.6 km · 5.00★ (25)beachfronttier b | Home / villa (title) | 4BR/3BA sleeps 8 | $101k $567/nt · 73% occ $101k × 0.80 bed × 0.75 loc = $61k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Pacifico Playa Negra-Toucan 3rd Floor 3.6 km · 0.00★ (1)tier b | Home / villa (title) | 2BR/2BA sleeps 4 | $14k $404/nt · 13% occ $14k × 1.25 bed × 0.85 loc = $15k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Love at first sight Villa, in quiet private parc 3.6 km · 5.00★ (49)proventier b | Entire villa | 4BR/5BA sleeps 8 | $64k $362/nt · 63% occ $64k × 0.80 bed × 0.97 loc = $49k | Loose | — | |
Rancho Coco, magnifique Villa en pleine nature 3.7 km · 5.00★ (22)tier b | Home / villa (title) | 4BR/4BA sleeps 10 | $24k $384/nt · 24% occ $24k × 0.80 bed × 0.97 loc = $18k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Sunset house 4.0 km | Home / villa (title) | 2BR/2BA sleeps 4 | $9k $189/nt · 76% occ $9k × 1.25 bed × 0.88 loc = $10k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Playa Negra Villas #3, Surf & Yoga 4.0 km · 5.00★ (90)provenstrong opwalk to beachtier b | Entire cottage | 2BR/1BA sleeps 6 | $11k $82/nt · 55% occ $11k × 1.25 bed × 0.85 loc × 0.93 operator = $11k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Luxury ocean view villa 4.0 km · 5.00★ (4)ocean viewluxe STR (title)tier b | Home / villa (title) | 4BR/5BA sleeps 8 | $36k $546/nt · 18% occ $36k × 0.80 bed × 0.86 luxe × 0.72 loc = $18k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Paradise. well-being. top view. pool. beach 9min. 4.0 km · 5.00★ (64)provenstrong optier b | Entire home | 2BR/1BA sleeps 4 | $13k $78/nt · 57% occ $13k × 1.25 bed × 0.97 loc × 0.93 operator = $15k | Loose | — | |
Casa Trogón - montaña y playa 4.1 km · 4.50★ (19) | Home / villa (title) | 4BR/2BA sleeps 10 | $20k $270/nt · 22% occ $20k × 0.80 bed = $16k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private Villa with Pool near Playa Negra 4.1 km · 5.00★ (56)provenstrong optier b | Entire villa | 4BR/3BA sleeps 9 | $62k $276/nt · 82% occ $62k × 0.80 bed × 0.97 loc × 0.93 operator = $45k | Loose | — | |
Fully Equipped Home with Private Pool, Playa Negra 4.2 km · 0.00★ (2)tier b | Home / villa (title) | 3BR/3BA sleeps 8 | $23k $329/nt · 87% occ $23k × 0.97 loc = $22k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Paraiso Beach Home Playa Negra Costa Rica 4.2 km · 0.00★ (2) | Home / villa (title) | 4BR/3BA sleeps 8 | $97k $722/nt · 44% occ $97k × 0.80 bed × 0.88 loc = $69k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Cielo #7 4.2 km · 4.50★ (7)tier b | Home / villa (title) | 2BR/1BA sleeps 4 | $4k $200/nt · 31% occ $4k × 1.25 bed × 0.85 loc = $4k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3BR 2BA Island House in Heart of Playa Negra 4.2 km · 5.00★ (21)tier b | Home / villa (title) | 3BR/2BA sleeps 6 | $16k $169/nt · 52% occ $16k × 0.85 loc = $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Mango Tango Luxury Home Near the Beach! 4.2 km · 5.00★ (16)walk to beachluxe STR (title)tier b | Entire home | 4BR/3BA sleeps 8 | $65k $387/nt · 62% occ $65k × 0.80 bed × 0.86 luxe × 0.85 loc = $38k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Julia Playa Negra with Pool 4.3 km · 4.50★ (37)tier b | Home / villa (title) | 3BR/1BA sleeps 6 | $11k $100/nt · 41% occ $11k × 0.85 loc = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanview Villa prívate Pool 4.3 km · 4.50★ (5)ocean viewtier b | Home / villa (title) | 3BR/3BA sleeps 6 | $17k $353/nt · 55% occ $17k × 0.72 loc = $12k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
House of the Rising Tide, Pargos 4.5 km · 0.00★ (1)tier b | Home / villa (title) | 4BR/4BA sleeps 10 | $37k $304/nt · 36% occ $37k × 0.80 bed × 0.85 loc = $25k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Ventanas del Mar - Beachfront Home w Pool 4.5 km · 5.00★ (17)walk to beachtier b | Home / villa (title) | 3BR/3BA sleeps 6 | $16k $616/nt · 27% occ $16k × 0.85 loc = $13k | 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
- 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
- Homes · STR rentable
- Size
- 3BR / 3BA · 180,005 sqft
- Asking
- $475k
- Community
- Tierra Pacifica · Standard (B)
- Gallery segment
- Standard
- Traits
- pool, patio, outdoor_dining, bbq, gym, ac, crib
- Headline yield
- $20k/yr ÷ $475k = 4.2% gross
§4
Market search criteria
- Radius: 4.5 km from subject coordinates.
- Bed band: 3BR ±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 · 7 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 search70All unique STR comps within 4.5 km of subject pin.
2Proven operators174.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted127 received positive weight after filters.
4Headline blend7Positive-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 Tierra Pacifica community proof (0/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 7 of 7 within 4.5 km (local proof — stop widen).
- Headline band: low $7k · reconciled $20k · high $49k — min / weight-average / max of bed/location-scaled comps in the table.
- Our estimate comps frozen at enrich — 7 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.
- 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 7 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 5→Headline revenueReconciled indication → $20k/yr
- 6÷Gross yield$20k ÷ $475k = 4.2%
§7
Rejected from pool
68 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 (58)View alignment (3)Walk / beach alignment (2)
§8
Reconciliation
- Headline revenue uses the Reconciled indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Stylish 4BR Villa Private Pool Starlink Near Bea… (30% of weighted blend).
- 6 of 7 headline comps carry bed, luxury, location, or operator descale before weighting.
Community tier
- Tierra Pacifica — Standard (B).
- 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 · 7 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: standard.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
Our estimate revenue
- Published estimate: Reconciled indication ~$20k/yr → ~4.2% gross on $475k asking.
- Basis: V5 home · 7 comps · corridor.
- The comp tables below list exactly which rentals received positive weight in this estimate blend.
Other recipe adjustments
- +12% Gym / fitness (only 10% of nearby rentals have it)
- +4% BBQ / grill
- +1% Air conditioning
- + Thin Tierra Pacifica community proof (0/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 7 of 7 within 4.5 km (local proof — stop widen).
- + Pool confirmed on listing — wide weighted comp band uses median headline (apple-to-apple pool villas).
- Missing vs local winners (capex to close gap): Hot tub.
- Top-quartile band uses p75 of the same proven-operator comp pool.
Deal score ingredients
- Projected gross yield: 4% gross yield (1/55 pts)
- Discount vs comps-implied value: 148% above comps-implied value (0/30 pts)
- Revenue potential: ~$20k/yr Reconciled indication revenue (0/15 pts)
Flags & exclusions
- Few or scattered nearby rentals behind this estimate — lower confidence.
- Wide spread in comp revenue — operators disagree on what this profile earns.
§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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