19 min drive to beach
Tamarindo Areas · Guanacaste
PRICE REDUCTION! Colinas de Golf 20 ~ Mountain Views Top Floor Unit
Condos · 3 bd · 2.5 ba · 1,615 sqft
$380,000
View broker listing ↗via RE/MAX Ocean Surf & Sun · asking
Double-check first
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on asking
Conservative· Our estimate
2%
$8k/yr
Moderate
2%
$9k/yr
Optimistic
3%
$10k/yr
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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🚗 19 min to beach 15 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (15 of 15 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
15 of 15 · 6 proven / 9 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Matambú Rancho: Rustic 2bd Apt w/ Shared Pool 1.7 km · 4.50★ (38)tier b | Condo (title) | 2BR/1BA sleeps 4 | $13k $89/nt · 58% occ $13k × 1.10 bed = $15k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Condo, Muchos Pasos - Playa Grande (Nat park/surf) 1.9 km · 5.00★ (34)tier b | Condo (title) | 3BR/2BA sleeps 6 | $8k $158/nt · 42% occ $8k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
2 bed/2 bath Condo located near top rated beaches. 2.5 km · 5.00★ (5) | Condo (title) | 2BR/2BA sleeps 4 | $16k $118/nt · 45% occ $16k × 1.10 bed = $18k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Fresh remodeled 3d floor PH24 tub/shower for child 3.0 km · 5.00★ (104)provenelite optier b | Entire condo | 2BR/2BA sleeps 5 | $19k $116/nt · 46% occ $19k × 1.10 bed × 0.96 loc × 0.88 operator = $18k | Loose | — | |
Sparkling clean poolside apt private BBQ dining 3.0 km · 5.00★ (54)provenstrong optier b | Entire condo | 2BR/2BA sleeps 5 | $11k $123/nt · 46% occ $11k × 1.10 bed × 0.96 loc × 0.93 operator = $11k | Loose | — | |
Modern Condo at The Oaks - Near Tamarindo Beach 3.2 km · 5.00★ (4)tier b | Condo (title) | 2BR/2BA sleeps 4 | $14k $162/nt · 80% occ $14k × 1.10 bed = $15k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Perfect 2d floor pool view apartment with balcony 3.2 km · 5.00★ (49)tier b | Condo (title) | 2BR/2BA sleeps 5 | $9k $123/nt · 59% occ $9k × 1.10 bed × 0.96 loc = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Absolutely Awesome Family Hit! 3.3 km · 5.00★ (139)provenelite op | Rental unit Entire rental unit | 2BR/2BA sleeps 5 | $24k $167/nt · 44% occ $24k × 1.10 bed × 0.88 loc × 0.88 operator = $20k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Full package beach paradise to relax or work from! 3.4 km · 5.00★ (45)proven | Rental unit Entire rental unit | 2BR/2BA sleeps 5 | $20k $168/nt · 39% occ $20k × 1.10 bed × 0.88 loc = $19k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Beautiful Beach, Relax, Surf.....Beautiful Apt #3. 3.6 km · 4.50★ (76)walk to beach | Rental unit → Condo (title) Entire rental unit | 2BR/1BA sleeps 4 | $10k $100/nt · 38% occ $10k × 1.10 bed × 0.88 loc = $10k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Apartment 5min from Tamarindo with pool 3.8 km · 5.00★ (56)provenstrong op | Condo (title) | 2BR/1BA sleeps 4 | $12k $75/nt · 64% occ $12k × 1.10 bed × 0.93 operator = $12k | Loose | — | |
3 BR Condo in Gated Community near Tamarindo 3.9 km · 5.00★ (7) | Condo (title) | 3BR/2BA sleeps 6 | $17k $208/nt · 27% occ $17k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Playa Grande Beach Condo 4.1 km · 0.00★ (2) | Condo (title) | 3BR/3BA sleeps 6 | $10k $205/nt · 40% occ $10k × 0.88 loc = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
apartamento jungle 4.2 km · 5.00★ (127)provenelite op | Rental unit Entire rental unit | 2BR/1BA sleeps 6 | $12k $73/nt · 48% occ $12k × 1.10 bed × 0.88 operator = $11k | Loose | — | |
Newly built Home+Apt in Tamarindo Gated Community 4.4 km · 0.00★ (2)tier a | Condo (title) | 4BR/0BA sleeps 12 | $94k $694/nt · 65% occ $94k × 0.91 bed × 0.82 loc = $70k | 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 · condo
- 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
- Condos · STR rentable
- Size
- 3BR / 2.5BA · 1,615 sqft
- Asking
- $380k
- Community
- Rancho Las Colinas · Standard (B)
- Gallery segment
- Standard
- Traits
- pool, patio, bbq, ac
- Headline yield
- $8k/yr ÷ $380k = 2.2% 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 condo · 4 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 search257All unique STR comps within 4.5 km of subject pin.
2Proven operators734.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted704 received positive weight after filters.
4Headline blend4Positive-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 Rancho Las Colinas community proof (0/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 4 of 4 within 4.5 km.
- Our estimate comps frozen at enrich — 4 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.
- 2×Community tier+6% Rancho Las Colinas STR band (Standard (B))
- 3Comp weight60% map distance · 40% bedroom matchCloser same-bed comps rank higher; view/walk/luxury/operator descale applied separately.
- 4×Near-small-proofConservative bed bridgeV5 condo — no band winsor; weights encode community, view, and walk spread.
- 5→Weighted bandLow / reconciled / high on 4 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 6→Headline revenueLow indication → $8k/yr
- 7÷Gross yield$8k ÷ $380k = 2.2%
§7
Rejected from pool
255 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 (186)Product type mismatch (39)Walk / beach alignment (19)View alignment (8)Low utilization (1)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Apartment 5min from Tamarindo with pool (34.9% of weighted blend).
- 4 of 4 headline comps carry bed, luxury, location, or operator descale before weighting.
Community tier
- Rancho Las Colinas — Standard (B).
- Same-tier nearby condos first; premium comps down-weighted.
- Premium neighbors are down-weighted when they would inflate a standard community.
V5 condo engine
- Condo lane — spread from community tier, finish/positioning, view and walk alignment (not pool table stakes).
- Strict product type: villa/home STR titles are hard-excluded; condo/apt types only (Airbnb propertyType + title).
- No corridor band winsor or geo pool-gap — comp weights carry location and product fit.
- Basis: V5 condo · 4 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: Low indication ~$8k/yr → ~2.2% gross on $380k asking.
- Basis: V5 condo · 4 comps · corridor.
- The comp tables below list exactly which rentals received positive weight in this estimate blend.
Other recipe adjustments
- +6% BBQ / grill (only 48% of nearby rentals have it)
- + Thin Rancho Las Colinas community proof (0/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 4 of 4 within 4.5 km.
- + No same-type 3BR±1 condo STR (Airbnb propertyType) within 0.5 km — headline widened to corridor (~3.5 km median).
- + Thin local condo proof — headline uses conservative end of the band.
- + Sparse local condo proof — corridor headline haircut 25%.
- Missing vs local winners (capex to close gap): Gym / fitness, Hot tub.
- Top-quartile band uses p75 of the same proven-operator comp pool.
Deal score ingredients
- Projected gross yield: 2% gross yield (0/55 pts)
- Discount vs comps-implied value: 376% above comps-implied value (0/30 pts)
- Revenue potential: ~$8k/yr Low indication revenue (0/15 pts)
Flags & exclusions
- Few or scattered nearby rentals behind this estimate — lower confidence.
- Few or no rental comps within 2 km — verify revenue assumptions on the ground.
§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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