10 min drive to beach
Hacienda-Pinilla · Guanacaste
4-Bedroom Townhome in Los Malinches of Hacienda Pinilla
Condos · 4 bd · 4.5 ba · 4,004 sqft
$859,000
View broker listing ↗via RE/MAX Ocean Surf & Sun · asking
Conservative (3BR) · ~6% gross
Asking
$859,000
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🚗 10 min to beach 35 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (35 of 35 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
35 of 35 · 25 proven / 10 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Hacienda Pinilla Condo 2 BR with BC access 0.9 km · 5.00★ (4)tier a | Condo (title) | 2BR/3BA sleeps 4 | $32k $286/nt · 38% occ $32k × 1.21 bed = $39k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Hermosa villa Hacienda Pinilla cerca de la playa 2.1 km · 5.00★ (40)provenwalk to beachtier a | Entire condo | 2BR/3BA sleeps 6 | $86k $327/nt · 78% occ $86k × 1.21 bed × 0.88 loc = $92k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Beach Front Condo for 10 people 3.3 km · 5.00★ (12)walk to beach | Condo (title) | 4BR/3BA sleeps 10 | $49k $295/nt · 50% occ $49k × 0.88 loc = $43k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tamarindo Beach Forest Apartment Los Jobos #3 3.4 km · 5.00★ (216)provenlegend op | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $15k $90/nt · 57% occ $15k × 1.21 bed × 0.81 operator = $15k | Loose | Bed mismatch — 2BR delta (max ±1). | |
Naxos Ocean View Penthouse in Langosta Tamarindo 3.6 km · 5.00★ (67)provenstrong opwalk to beachocean viewtier b | Rental unit → Condo (title) Entire rental unit | 3BR/4BA sleeps 10 | $35k $372/nt · 27% occ $35k × 1.10 bed × 0.62 loc × 0.93 operator = $23k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Whole apartment steps from tamarindo night maket 3.8 km · 4.50★ (160)walk to beach | Entire condo | 2BR/2BA sleeps 4 | $37k $185/nt · 72% occ $37k × 1.21 bed × 0.88 loc = $39k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tamarindo Beach Haven: Walk to beach and town 3.9 km · 5.00★ (62)provenstrong opwalk to beachtier b | Entire condo | 2BR/2BA sleeps 6 | $17k $135/nt · 39% occ $17k × 1.21 bed × 0.84 loc × 0.93 operator = $16k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
BLA1: 3 Bedroom Condo with Direct Beach Access 3.9 km · 5.00★ (85)provenstrong opbeachfronttier b | Entire condo | 3BR/2BA sleeps 6 | $43k $199/nt · 58% occ $43k × 1.10 bed × 0.74 loc × 0.93 operator = $33k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Tamarindo quiet green oasis pool and fiber optic 3.9 km · 5.00★ (266)provenlegend opwalk to beach | Rental unit Entire rental unit | 2BR/2BA sleeps 5 | $22k $132/nt · 46% occ $22k × 1.21 bed × 0.88 loc × 0.81 operator = $19k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
3 Bdrm Condo w/Ocean Views & Private Beach Access 3.9 km · 5.00★ (135)provenelite opwalk to beachocean viewtier b | Entire condo | 3BR/3BA sleeps 8 | $38k $204/nt · 67% occ $38k × 1.10 bed × 0.62 loc × 0.88 operator = $23k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Villa Viajero, Tamarindo’s Comfy Surf Pad 4.0 km · 5.00★ (185)provenelite opwalk to beachtier b | Entire condo | 2BR/3BA sleeps 3 | $33k $117/nt · 76% occ $33k × 1.21 bed × 0.84 loc × 0.88 operator = $29k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Convenient, Comfortable, High Speed internet 4.0 km · 5.00★ (144)provenelite opwalk to beach | Entire condo | 2BR/3BA sleeps 5 | $31k $129/nt · 76% occ $31k × 1.21 bed × 0.88 loc × 0.88 operator = $29k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
CONDO CORAL - Newly Remodeled Ocean Front Condo! 4.0 km · 5.00★ (140)provenelite opbeachfrontocean viewtier b | Entire condo | 2BR/2BA sleeps 4 | $49k $197/nt · 80% occ $49k × 1.21 bed × 0.55 loc × 0.88 operator = $28k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Amazing 3 BR Condo with pool, downtown Tamarindo 4.0 km · 5.00★ (6)tier b | Condo (title) | 3BR/4BA sleeps 7 | $26k $284/nt · 42% occ $26k × 1.10 bed × 0.84 loc = $24k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Perfect Beach Condo +Pool+Wi-Fi +A/C 4.1 km · 5.00★ (79)tier b | Condo (title) | 2BR/3BA sleeps 4 | $5k $140/nt · 38% occ $5k × 1.21 bed × 0.84 loc = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa 1 | Pool view |5 min walking Tamarindo Beach 4.1 km · 5.00★ (180)provenelite opwalk to beach | Entire condo | 2BR/1BA sleeps 4 | $24k $119/nt · 54% occ $24k × 1.21 bed × 0.88 loc × 0.88 operator = $23k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Two bedrooms apt, just 1.149 ft. from the beach 4.1 km · 5.00★ (148)provenelite optier b | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 5 | $9k $104/nt · 38% occ $9k × 1.21 bed × 0.84 loc × 0.88 operator = $8k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Treetop Experience Apartment - Glamorous Oasis in the heart of Tamarindo for a perfect getaway 4.2 km · 5.00★ (300)provenlegend opwalk to beach | Entire serviced apartment | 2BR/2BA sleeps 4 | $36k $114/nt · 86% occ $36k × 1.21 bed × 0.88 loc × 0.81 operator = $31k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Great Location! Perfect Condo 300 Yds From Beach 4.2 km · 5.00★ (219)provenlegend opwalk to beach | Entire condo | 2BR/3BA sleeps 6 | $13k $97/nt · 73% occ $13k × 1.21 bed × 0.88 loc × 0.81 operator = $11k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Beautiful Condo at Langosta Beach Club! 4.2 km · 5.00★ (17)walk to beachocean view | Entire condo | 2BR/2BA sleeps 6 | $66k $290/nt · 73% occ $66k × 1.21 bed × 0.88 loc = $70k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tamarindo beach Apartment 2b/2b-Nature &Luxury 4.2 km · 5.00★ (26)luxe STR (title)tier b | Condo (title) | 2BR/2BA sleeps 4 | $34k $202/nt · 56% occ $34k × 1.21 bed × 0.86 luxe × 0.84 loc = $30k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Stylish Langosta Escape•Walk to Beach & Tamarindo 4.2 km · 5.00★ (83)provenstrong opwalk to beachtier b | Entire condo | 2BR/2BA sleeps 6 | $41k $180/nt · 67% occ $41k × 1.21 bed × 0.84 loc × 0.93 operator = $39k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Wifi,pool,kitchen, 3BDR, secure 2 mins to beach 4.3 km · 5.00★ (100)provenelite opwalk to beachtier b | Rental unit Entire rental unit | 3BR/2BA sleeps 6 | $82k $457/nt · 60% occ $82k × 1.10 bed × 0.84 loc × 0.88 operator = $66k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Luxurious Oceanside Villa - across from beach 4.3 km · 5.00★ (41)provenwalk to beachluxe STR (title) | Entire condo | 3BR/2BA sleeps 6 | $54k $316/nt · 62% occ $54k × 1.10 bed × 0.86 luxe × 0.88 loc = $45k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Gem across the street from the beach 4.3 km · 5.00★ (69)provenstrong optier b | Rental unit Entire rental unit | 2BR/2BA sleeps 6 | $33k $222/nt · 59% occ $33k × 1.21 bed × 0.74 loc × 0.93 operator = $28k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Spacious 2 BD 2 BA Across the Beach ❤️ Large Pool | Fast Wifi | Full Staff 4.3 km · 5.00★ (88)provenstrong opwalk to beachtier b | Rental unit Entire rental unit | 2BR/2BA sleeps 5 | $95k $327/nt · 80% occ $95k × 1.21 bed × 0.84 loc × 0.93 operator = $90k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Condo with Jungle View & Beach Club Membership! 4.3 km · 5.00★ (16)tier b | Condo (title) | 2BR/2BA sleeps 6 | $58k $285/nt · 75% occ $58k × 1.21 bed × 0.84 loc = $59k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Newly decorated 2-BR, beach just across the street 4.3 km · 5.00★ (56)provenstrong opocean view | Entire condo | 2BR/2BA sleeps 6 | $93k $313/nt · 81% occ $93k × 1.21 bed × 0.65 loc × 0.93 operator = $69k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Luxury Penthouse with Plunge Pool and Beach Club! 4.4 km · 5.00★ (75)provenstrong opocean viewluxury | Entire condo | 3BR/4BA sleeps 6 | $87k $376/nt · 82% occ $87k × 1.10 bed × 0.86 luxe × 0.65 loc × 0.93 operator = $50k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
CONDOMINIO 206 MATAPALO 4.4 km · 5.00★ (73)provenstrong opwalk to beach | Rental unit Entire rental unit | 3BR/4BA sleeps 6 | $59k $332/nt · 72% occ $59k × 1.10 bed × 0.88 loc × 0.93 operator = $53k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Beachfront Beach House/Apartment Amazing View 4.4 km · 5.00★ (31)provenbeachfrontocean viewtier b | Condo (title) | 4BR/3BA sleeps 8 | $77k $675/nt · 41% occ $77k × 0.55 loc = $42k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Private Pool with direct access to 2 beaches! 4.4 km · 5.00★ (25)walk to beachtier b | Rental unit Entire rental unit | 4BR/4BA sleeps 8 | $109k $721/nt · 55% occ $109k × 0.84 loc = $91k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury 3BR appt 100Mb wifi, 2 min to beach, Center 4.5 km · 5.00★ (107)provenelite opwalk to beachpremium | Rental unit Entire rental unit | 3BR/3BA sleeps 6 | $111k $516/nt · 65% occ $111k × 1.10 bed × 0.86 luxe × 0.88 loc × 0.88 operator = $82k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
PP201: Modern Space in Centre of Town 4.5 km · 4.50★ (125)walk to beach | Entire condo | 2BR/3BA sleeps 5 | $30k $172/nt · 61% occ $30k × 1.21 bed × 0.88 loc = $32k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Bright and Modern 3 Bedroom Tamarindo Condo 4.5 km · 5.00★ (80)provenstrong op | Entire condo | 3BR/3BA sleeps 6 | $75k $296/nt · 68% occ $75k × 1.10 bed × 0.88 loc × 0.93 operator = $68k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). |
§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 / 4.5BA · 4,004 sqft
- Asking
- $859k
- Community
- Hacienda Pinilla · Premium (A)
- Gallery segment
- Standard
- Traits
- pool, patio, outdoor_dining, bbq, gym, ac
§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 search319All unique STR comps within 4.5 km of subject pin.
2Proven operators1404.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted1300 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% Hacienda Pinilla STR band (Premium (A))
- 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
329 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 (189)Walk / beach alignment (82)View alignment (28)Product type mismatch (19)Bed mismatch (>±1BR) (1)
§8
Reconciliation
- Headline withheld — no comps cleared the proof gate and weight filters.
Community tier
- Hacienda Pinilla — Premium (A).
- Same-tier and same-complex comps; premium gated neighbors allowed with full weight.
- 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.
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.