beachfront
Playa Flamingo · Guanacaste
PRICE REDUCTION! Flamingo Marina 606 ~ Ground-Floor Beachfront Condo Just Steps from the New Flamingo Marina
Condos · 3 bd · 2 ba · 1,636 sqft
$1,250,000
View broker listing ↗via RE/MAX Ocean Surf & Sun · asking
Weak · thin comps
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on asking
Conservative
1%
$17k/yr
Moderate· Our estimate
3%
$36k/yr
Optimistic
3%
$40k/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 54 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (54 of 54 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
54 of 54 · 34 proven / 20 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Oceanfront Condo with Pool & Stunning Views 0.1 km · 5.00★ (179)provenelite opbeachfrontocean viewtier b | Entire condo | 2BR/2BA sleeps 4 | $65k $229/nt · 86% occ $65k × 1.10 bed × 0.74 loc × 0.88 operator = $47k | Strong | — | |
You, Me and the Sea-Beachfront Property! 0.1 km · 5.00★ (245)provenlegend opbeachfronttier b | Entire condo | 3BR/2BA sleeps 6 | $46k $274/nt · 54% occ $46k × 0.81 operator = $38k | Strong | — | |
Cultural Charm and Ocean Views in Playa Flamingo 0.1 km · 4.50★ (62)walk to beachocean viewtier b | Entire condo | 2BR/1BA sleeps 5 | $42k $215/nt · 55% occ $42k × 1.10 bed × 0.70 loc = $32k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanfront Playa Flamingo Condo w/ Private Beach 0.2 km · 5.00★ (227)provenlegend opbeachfrontocean viewtier b | Rental unit → Condo (title) Entire rental unit | 2BR/1BA sleeps 4 | $37k $142/nt · 76% occ $37k × 1.10 bed × 0.74 loc × 0.81 operator = $25k | Strong | — | |
Flamingo Marina Cove 617 Oceanfront 3 BR Condo 0.2 km · 4.50★ (102)walk to beachocean viewtier b | Entire condo | 3BR/3BA sleeps 8 | $62k $301/nt · 61% occ $62k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury Penthouse Marina View 3-Bedroom 0.2 km · 0.00★ (2)ocean viewluxe STR (title)tier b | Condo (title) | 3BR/3BA sleeps 6 | $124k $577/nt · 64% occ $124k × 0.86 luxe × 0.70 loc = $76k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Deluxe Condo, Ocean Views, steps to Marina & Beach 0.2 km · 5.00★ (101)provenelite opwalk to beachocean viewtier b | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 6 | $24k $203/nt · 63% occ $24k × 1.10 bed × 0.74 loc × 0.88 operator = $17k | Strong | — | |
Huge 4 Bedroom Oceanfront Condo by Marina Flamingo 0.3 km · 5.00★ (31)provenbeachfrontocean viewtier b | Entire condo | 4BR/3BA sleeps 8 | $75k $458/nt · 54% occ $75k × 0.91 bed × 0.74 loc = $50k | Strong | — | |
Tropical Oasis, Ocean View Condo REDUCED rates 0.3 km · 5.00★ (113)provenelite opwalk to beachocean viewtier b | Entire condo | 2BR/2BA sleeps 6 | $19k $200/nt · 37% occ $19k × 1.10 bed × 0.74 loc × 0.88 operator = $13k | Strong | Did not enter weighted blend. | |
Tres Vistas Ocean View Penthouse, Playa Flamingo 0.3 km · 5.00★ (71)provenstrong opwalk to beachocean viewtier b | Entire condo | 3BR/2BA sleeps 6 | $30k $268/nt · 45% occ $30k × 0.74 loc × 0.93 operator = $21k | Strong | Did not enter weighted blend. | |
Luxury ocean view condo steps to marina and beach! 0.3 km · 5.00★ (164)provenelite opwalk to beachocean viewluxe STR (title)tier b | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 6 | $15k $197/nt · 41% occ $15k × 1.10 bed × 0.86 luxe × 0.74 loc × 0.88 operator = $9k | Strong | Did not enter weighted blend. | |
"La Casa De Las Vistas" 0.4 km · 5.00★ (117)provenelite opwalk to beachocean viewtier b | Entire condo | 4BR/3BA sleeps 8 | $120k $463/nt · 76% occ $120k × 0.91 bed × 0.74 loc × 0.88 operator = $71k | Strong | Did not enter weighted blend. | |
2BR Oceanview 2nd-Floor | Balcony | Pool 0.4 km · 5.00★ (60)ocean viewtier b | Rental unit Entire rental unit | 2BR/2BA sleeps 4 | $7k $289/nt · 19% occ $7k × 1.10 bed × 0.74 loc = $6k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanica Playa Flamingo ¡Impresionantes Vistas! 0.5 km · 5.00★ (107)provenelite opocean viewtier a | Entire condo | 2BR/2BA sleeps 5 | $45k $208/nt · 59% occ $45k × 1.10 bed × 0.68 loc × 0.88 operator = $30k | Strong | Did not enter weighted blend. | |
Fabulous 2BR Condo just steps from Playa Flamingo 0.9 km · 5.00★ (24)walk to beachocean viewtier b | Entire condo | 2BR/3BA sleeps 4 | $67k $270/nt · 66% occ $67k × 1.10 bed = $73k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Fully equipped apartment near Flamingo Beach 1.2 km · 3.50★ (12)tier b | Condo (title) | 2BR/1BA sleeps 6 | $4k $60/nt · 76% occ $4k × 1.10 bed = $5k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Chocolate at The Palms 1.2 km · 5.00★ (113)provenelite opwalk to beachocean viewtier b | Entire serviced apartment | 2BR/3BA sleeps 6 | $113k $736/nt · 66% occ $113k × 1.10 bed × 0.74 loc × 0.88 operator = $81k | Fair | Did not enter weighted blend. | |
3 bedroom Ocean view Penthouse 1.3 km · 5.00★ (29)walk to beachocean viewtier b | Rental unit → Condo (title) Entire rental unit | 3BR/4BA sleeps 6 | $41k $220/nt · 60% occ $41k × 0.74 loc = $30k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxurious Beach Front Villa Steps From the Ocean 1.3 km · 5.00★ (56)provenstrong opbeachfrontocean viewluxe STR (title)tier b | Entire condo | 2BR/3BA sleeps 5 | $155k $693/nt · 74% occ $155k × 1.10 bed × 0.86 luxe × 0.74 loc × 0.93 operator = $102k | Fair | Did not enter weighted blend. | |
Sunset 303 - Ocean View 3 BR Condo 1.5 km · 5.00★ (14)ocean view | Condo (title) | 3BR/2BA sleeps 6 | $35k $278/nt · 46% occ $35k × 0.74 loc = $26k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
2BR Condo| king+Queen| Balcony & Pool 1.5 km · 5.00★ (40)provenwalk to beach | Entire condo | 2BR/1BA sleeps 4 | $24k $172/nt · 46% occ $24k × 1.10 bed = $27k | Fair | Did not enter weighted blend. | |
2BR Condo| Private Jacuzzi & Terrace 1.5 km · 5.00★ (11)tier b | Condo (title) | 2BR/1BA sleeps 4 | $24k $174/nt · 51% occ $24k × 1.10 bed = $27k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beachfront condo 2BR 2Bath w/spectacular sunsets 1.5 km · 5.00★ (39)beachfrontocean view | Entire condo | 2BR/2BA sleeps 6 | $15k $235/nt · 40% occ $15k × 1.10 bed = $16k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Coastal Condo w/ Infinity Pool & Oceanview Terrace 1.6 km · 4.00★ (13)ocean viewtier b | Condo (title) | 2BR/1BA sleeps 4 | $18k $135/nt · 61% occ $18k × 1.10 bed × 0.74 loc = $15k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stunning Ocean View with 2 Pools 1.6 km · 5.00★ (72)provenstrong opwalk to beachocean viewtier b | Entire condo | 2BR/3BA sleeps 4 | $59k $283/nt · 85% occ $59k × 1.10 bed × 0.74 loc × 0.93 operator = $45k | Fair | Did not enter weighted blend. | |
Playa Potrero Condo - Beachfront Blue Waves 1.6 km · 5.00★ (161)provenelite opbeachfrontocean view | Entire condo | 2BR/1BA sleeps 2 | $29k $211/nt · 74% occ $29k × 1.10 bed × 0.74 loc × 0.88 operator = $21k | Fair | Did not enter weighted blend. | |
Oceanviews, Private Veranda, 2 Pools & Concierge 1.7 km · 5.00★ (108)provenelite opocean viewtier b | Entire condo | 2BR/3BA sleeps 6 | $16k $203/nt · 36% occ $16k × 1.10 bed × 0.71 loc × 0.88 operator = $11k | Fair | Did not enter weighted blend. | |
Ocean View, 2 Infinity Pools & Wraparound Terrace 1.7 km · 5.00★ (35)provenocean viewtier b | Entire condo | 3BR/3BA sleeps 8 | $72k $338/nt · 62% occ $72k × 0.71 loc = $51k | Strong | Did not enter weighted blend. | |
Penthouse on the Beach! 1.8 km · 5.00★ (20)beachfrontocean view | Entire condo | 4BR/4BA sleeps 9 | $73k $458/nt · 74% occ $73k × 0.91 bed = $66k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Condo with SPECTACULAR VIEW!! 1.8 km · 5.00★ (32)provenwalk to beachocean viewtier b | Rental unit → Condo (title) Entire rental unit | 3BR/3BA sleeps 6 | $54k $301/nt · 65% occ $54k × 0.74 loc = $40k | Strong | Did not enter weighted blend. | |
3-BR condo w/ pool. Surfside Playa Potrero! 1.8 km · 5.00★ (125)provenelite op | Entire condo | 3BR/2BA sleeps 6 | $38k $195/nt · 57% occ $38k × 0.88 operator = $33k | Strong | Did not enter weighted blend. | |
Beachside 1st Floor Condo Near Flamingo & Conchal 1.9 km · 5.00★ (104)provenelite opbeachfront | Entire condo | 2BR/2BA sleeps 6 | $31k $190/nt · 74% occ $31k × 1.10 bed × 0.88 operator = $30k | Fair | Did not enter weighted blend. | |
Playa Potrero Luxury Condo Horizon 2, Ocean View 1.9 km · 5.00★ (90)provenstrong opwalk to beachocean viewluxe STR (title) | Rental unit → Condo (title) Entire rental unit | 2BR/1BA sleeps 6 | $31k $144/nt · 58% occ $31k × 1.10 bed × 0.86 luxe × 0.74 loc × 0.93 operator = $21k | Fair | Did not enter weighted blend. | |
Modern 2br/2ba Condo w| Proximity to Beach & Town 1.9 km · 5.00★ (19) | Condo (title) | 2BR/2BA sleeps 4 | $17k $151/nt · 45% occ $17k × 1.10 bed = $18k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Pool Access | 2-Min Walk to Playa Potrero 2.0 km · 5.00★ (133)provenelite op | Entire condo | 2BR/2BA sleeps 6 | $43k $158/nt · 76% occ $43k × 1.10 bed × 0.88 operator = $41k | Fair | Did not enter weighted blend. | |
Beach 3-Min Walk, Pool, Jacuzzi & Patio 2.1 km · 5.00★ (81)provenstrong opwalk to beach | Entire condo | 2BR/2BA sleeps 4 | $35k $149/nt · 71% occ $35k × 1.10 bed × 0.93 operator = $36k | Fair | Did not enter weighted blend. | |
Deluxe 2BR Surfside condo w/pool 2.1 km · 5.00★ (9) | Condo (title) | 2BR/2BA sleeps 4 | $32k $164/nt · 54% occ $32k × 1.10 bed = $35k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Departamento las palmas #4 para 6 personas. 2.2 km · 5.00★ (4) | Condo (title) | 3BR/2BA sleeps 6 | $12k $190/nt · 62% occ $12k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Jazmin Del Sol steps away from Playa Potrero !! 2.2 km · 5.00★ (89)provenstrong opbeachfront | Entire condo | 2BR/2BA sleeps 6 | $34k $151/nt · 60% occ $34k × 1.10 bed × 0.93 operator = $35k | Fair | Did not enter weighted blend. | |
5 Min Walk to Beach | Modern & Spacious 2BR Condo 2.3 km · 5.00★ (74)provenstrong opwalk to beach | Rental unit → Condo (title) Entire rental unit | 2BR/1BA sleeps 4 | $19k $96/nt · 63% occ $19k × 1.10 bed × 0.93 operator = $20k | Fair | Did not enter weighted blend. | |
Villa en entorno tropical a solo 5 min de la playa 2.5 km · 5.00★ (32)provenwalk to beach | Entire condo | 2BR/1BA sleeps 4 | $7k $174/nt · 23% occ $7k × 1.10 bed = $8k | Fair | Low utilization — not used in estimate (soft calendar / far below same-bed peers). | |
Buendía Lux • Piña Suite-Pool & BBQ Steps to Beach 2.7 km · 5.00★ (149)provenelite opwalk to beachluxe STR (title) | Rental unit Entire rental unit | 2BR/1BA sleeps 4 | $40k $165/nt · 72% occ $40k × 1.10 bed × 0.86 luxe × 0.88 operator = $33k | Fair | Did not enter weighted blend. | |
Buendía Lux • Mango Suite • Pool & BBQ Near Beach 2.7 km · 5.00★ (164)provenelite opwalk to beachluxe STR (title) | Rental unit Entire rental unit | 2BR/1BA sleeps 4 | $43k $164/nt · 71% occ $43k × 1.10 bed × 0.86 luxe × 0.88 operator = $36k | Fair | Did not enter weighted blend. | |
Gated Condo w/ Pool, Near Playa Penca - Sleeps 6 2.8 km · 5.00★ (166)provenelite opwalk to beach | Entire condo | 2BR/2BA sleeps 6 | $43k $199/nt · 77% occ $43k × 1.10 bed × 0.88 operator = $42k | Loose | Did not enter weighted blend. | |
Garden Pool & 5-minutes Walk to Beach 2.8 km · 5.00★ (44)provenwalk to beach | Entire condo | 2BR/2BA sleeps 5 | $30k $162/nt · 84% occ $30k × 1.10 bed = $33k | Loose | Did not enter weighted blend. | |
Luxury Condo Horizon 1, Amazing Ocean View/Wifi/AC 2.9 km · 5.00★ (102)provenelite opwalk to beachocean viewluxe STR (title) | Rental unit → Condo (title) Entire rental unit | 2BR/1BA sleeps 6 | $28k $147/nt · 56% occ $28k × 1.10 bed × 0.86 luxe × 0.74 loc × 0.88 operator = $18k | Loose | Did not enter weighted blend. | |
Walk to Beach • Pool • Great for Families 2.9 km · 5.00★ (199)provenelite opwalk to beach | Entire condo | 2BR/2BA sleeps 6 | $40k $253/nt · 51% occ $40k × 1.10 bed × 0.88 operator = $39k | Loose | Did not enter weighted blend. | |
Infinity Pool, Pacific Views & Concierge 3.0 km · 4.50★ (133)ocean viewtier b | Entire condo | 3BR/3BA sleeps 8 | $49k $222/nt · 61% occ $49k × 0.71 loc = $35k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanview Condo with Pool, Near Playa Prieta, 2br 3.1 km · 4.50★ (6)ocean view | Condo (title) | 2BR/3BA sleeps 4 | $7k $214/nt · 19% occ $7k × 1.10 bed × 0.74 loc = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stunning 3BR/2BA Oceanview Apt in The Catalinas 4.2 km · 5.00★ (7)ocean viewtier a | Condo (title) | 3BR/2BA sleeps 7 | $15k $266/nt · 38% occ $15k × 0.67 loc = $10k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocean View & Beach Club Access - 20 Plaza Carlota 4.4 km · 4.50★ (14)walk to beachocean viewtier a | Entire condo | 4BR/4BA sleeps 10 | $155k $735/nt · 63% occ $155k × 0.91 bed × 0.67 loc = $94k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Breathtaking Flat Seconds from the Beach 4.4 km · 5.00★ (189)provenelite opwalk to beachtier a | Entire serviced apartment | 2BR/2BA sleeps 5 | $58k $278/nt · 56% occ $58k × 1.10 bed × 0.90 loc × 0.88 operator = $51k | Loose | Did not enter weighted blend. | |
Reserva Conchal Dream Getaway | Spacious 3BR Condo 4.4 km · 5.00★ (164)provenelite opwalk to beachtier a | Entire condo | 3BR/2BA sleeps 6 | $60k $396/nt · 54% occ $60k × 0.90 loc × 0.88 operator = $48k | Loose | Did not enter weighted blend. | |
2 Bedroom Condo Ocean View 2 bedrooms near conchal 4.5 km · 0.00★ (1)ocean view | Condo (title) | 2BR/2BA sleeps 6 | $3k $249/nt · 15% occ $3k × 1.10 bed × 0.74 loc = $3k | 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
- 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
- Condos · STR rentable
- Size
- 3BR / 2BA · 1,636 sqft
- Asking
- $1.3M
- Gallery segment
- Premium
- Traits
- beachClose, beachfront, patio, bbq, ac, outdoor_dining
- Headline yield
- $36k/yr ÷ $1.3M = 2.9% 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 · 5 comps · complex.
- 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 search270All unique STR comps within 4.5 km of subject pin.
2Proven operators1354.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted10413 received positive weight after filters.
4Headline blend5Positive-weight picks that move published headline.
- Apple-to-apple headline pool — beachfront proven operators first (subject is beachfront).
- Thin same micro-market community proof (5/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 5 of 5 within 500 m (prefer proximate over far exact; exact nearby 1/3). Weight share cap — no comp above 40% of headline blend.
- Our estimate comps frozen at enrich — 5 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−10% Unlisted condo STR band (Budget (C))
- 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 5 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 6→Headline revenueReconciled indication → $36k/yr
- 7÷Gross yield$36k ÷ $1.3M = 2.9%
§7
Rejected from pool
294 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 (164)Product type mismatch (71)Outside headline blend (28)Low utilization (2)
§8
Reconciliation
- Headline revenue uses the Reconciled indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: You, Me and the Sea-Beachfront Property! (41.9% of weighted blend).
- 5 of 5 headline comps carry bed, luxury, location, or operator descale before weighting.
Community tier
- Unlisted condo — Budget (C) (default tier-C haircut when no registered polygon).
- Same-complex proven STR preferred; ≥3 nearby proven condo comps can anchor when in-complex is thin or unlisted.
- Corridor villa comps do not anchor budget condo headlines.
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 · 5 comps · complex.
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 — beachfront proven operators first (subject is beachfront).
Product positioning (tier 2)
- Gallery segment: premium.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
Our estimate revenue
- Published estimate: Reconciled indication ~$36k/yr → ~2.9% gross on $1.3M asking.
- Basis: V5 condo · 5 comps · complex.
- The comp tables below list exactly which rentals received positive weight in this estimate blend.
Other recipe adjustments
- +5% BBQ / grill (only 54% of nearby rentals have it)
- + Thin same micro-market community proof (5/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 5 of 5 within 500 m (prefer proximate over far exact; exact nearby 1/3). Weight share cap — no comp above 40% of headline blend.
- + Strong local condo proof — headline uses reconciled (median) indication.
- 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: 3% gross yield (0/55 pts)
- Discount vs comps-implied value: 265% above comps-implied value (0/30 pts)
- Revenue potential: ~$36k/yr Reconciled indication revenue (3/15 pts)
Flags & exclusions
- Few or scattered nearby rentals behind this estimate — lower confidence.
§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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