32 min drive to beach
Playa Conchal / Brasilito · Guanacaste
Development-Ready Lot Portegolpe - Portegolpe, CR
Lots · 1,996 m² lot
$85,000
View broker listing ↗via Flamingo Beach Realty · land asking
Land · build scenario
Build yield (modeled)
—
no income until built
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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 20 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (20 of 20 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
20 of 20 · 0 proven / 20 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Casa Iguana 0.8 km · 5.00★ (26) | Home / villa (title) | 2BR/2BA sleeps 8 | $7k $57/nt · 36% occ $7k × 1.25 bed = $9k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Cabinas don Juan 8-1 2.0 km · 4.00★ (7) | Unknown | 2BR/1BA sleeps 8 | $3k $141/nt · 12% occ $3k × 1.25 bed = $3k | 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 2.0 km · 5.00★ (16) | Home / villa (title) | 2BR/2BA sleeps 6 | $7k $129/nt · 24% occ $7k × 1.25 bed = $8k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Cabinas don Juan 8-2 2.1 km · 4.00★ (7) | Unknown | 2BR/1BA sleeps 8 | $3k $142/nt · 13% occ $3k × 1.25 bed = $3k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa vacacional Guanacaste 2.1 km · 5.00★ (14) | Home / villa (title) | 3BR/1BA sleeps 6 | $13k $81/nt · 51% occ $13k | 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 2.2 km · 4.50★ (3) | Home / villa (title) | 2BR/2BA sleeps 5 | $6k $85/nt · 44% occ $6k × 1.25 bed = $8k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Sole 2.5 km · 5.00★ (4) | Home / villa (title) | 2BR/1BA sleeps 4 | $3k $89/nt · 25% occ $3k × 1.25 bed = $4k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa vacacional Nayon 2.6 km · 5.00★ (4) | Home / villa (title) | 3BR/1BA sleeps 6 | $1k $91/nt · 14% occ $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Brisas 2.6 km · 4.00★ (3) | Home / villa (title) | 3BR/2BA sleeps 14 | $27k $237/nt · 42% occ $27k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Perla 3.0 km · 4.50★ (3) | Home / villa (title) | 3BR/2BA sleeps 12 | $33k $244/nt · 45% occ $33k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
two bedroom, a/c, hot water, pool. 3.1 km · 4.50★ (11) | Unknown | 2BR/1BA sleeps 4 | $3k $97/nt · 25% occ $3k × 1.25 bed = $4k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Acogedora cerca de Playas 3.6 km · 0.00★ (2) | Home / villa (title) | 2BR/1BA sleeps 6 | $4k $68/nt · 37% occ $4k × 1.25 bed = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
condo de 2 habitaciones cerca de Tamarindo Beach 3.9 km · 0.00★ (1) | Condo (title) | 2BR/2BA sleeps 5 | $6k $154/nt · 22% occ $6k × 1.25 bed = $8k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
King Beds | Gated, 1st floor, Fast Wi-Fi/Laundry 3.9 km · 4.50★ (5) | Unknown | 3BR/2BA sleeps 6 | $9k $142/nt · 43% occ $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
The Oaks Oasis 4.0 km | Unknown | 2BR/2BA sleeps 6 | $19k $246/nt · 85% occ $19k × 1.25 bed = $24k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casita Protti 4.1 km · 5.00★ (6) | Unknown | 2BR/2BA sleeps 4 | $15k $125/nt · 39% occ $15k × 1.25 bed = $19k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Congo Trail Forest near Tamarindo, Flamingo etc 4.3 km · 5.00★ (11) | Unknown | 2BR/1BA sleeps 2 | $2k $60/nt · 93% 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). | |
15 minutos a Conchal y 10 a Huacas Preciosa villa 4.3 km · 0.00★ (2) | Home / villa (title) | 3BR/4BA sleeps 12 | $0k $67/nt · 27% occ $0k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Rose Cartagena Guanacaste 4.3 km · 5.00★ (12) | Home / villa (title) | 4BR/3BA sleeps 16 | $5k $185/nt · 23% occ $5k × 0.80 bed = $4k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Playa Conchal 15 min
Huacas 10 min
Piscina privada 4.4 km · 5.00★ (4) | Unknown | 2BR/2BA sleeps 6 | $16k $72/nt · 68% occ $16k × 1.25 bed = $20k | 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 · lot
- 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
- Lots · land
- Size
- —BR
- Asking
- $85k
§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: nearby proven-operator anchor pool.
- 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 search20All unique STR comps within 4.5 km of subject pin.
2Proven operators04.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Headline blend0Positive-weight picks that move published headline.
- Insufficient apple-to-apple proven operators (0/2) — headline withheld.
- Headline withheld — insufficient apple-to-apple proven operators.
§7
Rejected from pool
20 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 (20)
§8
Reconciliation
- Headline withheld — no comps cleared the proof gate and weight filters.
Comp band winsor (V3/V4)
- V3 caps scaled comp revenue at pool p90×1.1 before the weighted headline band when spread is wide.
- No comps required capping for this listing — band was already tight.
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 not confident — positioning haircut only when finish/segment are known.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
What runs when the pool clears
- We rank feasible bed × finish tiers, weight proven comps (60% map distance + 40% beds), and publish the best defensible gross yield on all-in cost.
- No ocean view on broker listing — headline uses non-view comps (apple-to-apple).
- Verify land price, build cost, and title 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.