Playa Potrero / Las Catalinas · Guanacaste
Exceptional Development Opportunity in Santa Cruz District
Lots
$744,000
View broker listing ↗via Expat Properties CR · 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.
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.
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (3 of 3 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
LOVELY OCEAN VIEW/INFINITY POOL Villa Panorama 0.0 km · 4.85★ (224)provenocean view | Entire villa | 3BR/4BA sleeps 10 | $54k $379/nt · 51% occ $54k × 0.74 loc = $40k | Strong | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa Bruno 0.3 km · 4.65★ (3) | Home / villa (title) | 3BR/3BA sleeps 7 | $2k $168/nt · 35% occ $2k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Potrero 2.1 km · 5.00★ (2) | Unknown | 2BR/1BA sleeps 5 | $2k $148/nt · 12% occ $2k × 1.25 bed = $2k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). |
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.
Subject property
- Product
- Lots · land
- Size
- —BR
- Asking
- $744k
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.
Comp selection funnel
- Insufficient apple-to-apple proven operators (0/2) — headline withheld.
- Headline withheld — insufficient apple-to-apple proven operators.
Rejected from pool
4 comps did not move the estimate — summary by exclusion reason. Full list (same product type as subject) is collapsed under §1 Estimate blend.
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.
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.