31 min drive to beach
Tamarindo Areas · Guanacaste
La Meridiana 5 ~ Spacious 4 Bedroom Two-Story Condo Near Tamarindo
Condos · 4 bd · 3 ba · 1,948 sqft
$355,000
View broker listing ↗via RE/MAX Ocean Surf & Sun · asking
Raw comp median · ~5% gross
Asking
$355,000
too few comps to rank
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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🚗 31 min to beach 8 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (8 of 8 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
8 of 8 · 2 proven / 6 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Modern Condo at The Oaks - Near Tamarindo Beach 0.8 km · 5.00★ (4)tier b | Condo (title) | 2BR/2BA sleeps 4 | $14k $162/nt · 80% occ $14k × 1.21 bed = $16k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Sparkling clean poolside apt private BBQ dining 1.0 km · 5.00★ (54)provenstrong optier b | Entire condo | 2BR/2BA sleeps 5 | $11k $123/nt · 46% occ $11k × 1.21 bed × 0.96 loc × 0.93 operator = $12k | Loose | Bed mismatch — 2BR delta (max ±1). | |
Perfect 2d floor pool view apartment with balcony 1.0 km · 5.00★ (49)tier b | Condo (title) | 2BR/2BA sleeps 5 | $9k $123/nt · 59% occ $9k × 1.21 bed × 0.96 loc = $10k | Loose | 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 1.1 km · 5.00★ (104)provenelite optier b | Entire condo | 2BR/2BA sleeps 5 | $19k $116/nt · 46% occ $19k × 1.21 bed × 0.96 loc × 0.88 operator = $19k | Loose | Bed mismatch — 2BR delta (max ±1). | |
Matambú Rancho: Rustic 2bd Apt w/ Shared Pool 3.3 km · 4.50★ (38)tier b | Condo (title) | 2BR/1BA sleeps 4 | $13k $89/nt · 58% occ $13k × 1.21 bed = $16k | Loose | 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) 3.3 km · 5.00★ (34)tier b | Condo (title) | 3BR/2BA sleeps 6 | $8k $158/nt · 42% occ $8k × 1.10 bed = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Malinche 422B- Ocean view condo at Reserva Conchal 4.2 km · 5.00★ (3)ocean view | Condo (title) | 4BR/4BA sleeps 8 | $30k $434/nt · 47% occ $30k × 0.74 loc = $22k | Loose | 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. 4.4 km · 5.00★ (5) | Condo (title) | 2BR/2BA sleeps 4 | $16k $118/nt · 45% occ $16k × 1.21 bed = $19k | 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
- 4BR / 3BA · 1,948 sqft
- Asking
- $355k
- Gallery segment
- Standard
- Traits
- pool, patio, bbq, ac, crib
§4
Market search criteria
- Radius: 4.5 km from subject coordinates.
- Bed band: 4BR ±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.
- 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 search153All unique STR comps within 4.5 km of subject pin.
2Proven operators434.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted420 received positive weight after filters.
4Headline blend0Positive-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).
- No positive-weight comps.
- Only 0 comps in headline blend (need 2)
§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 0 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
§7
Rejected from pool
153 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 (110)Product type mismatch (38)View alignment (2)Bed mismatch (>±1BR) (2)Low utilization (1)
§8
Reconciliation
- Headline withheld — no comps cleared the proof gate and weight filters.
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.
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: standard.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
What runs when the pool clears
- Positive-weight comps in the estimate blend move the published revenue band — same set shown in the table below.
- Recipe traits (pool, view, product type) adjust scaled revenue before weighting.
- Still verify title, water (AyA/ASADA), building permits, and bed count 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.