beachfrontocean view
Papagayo · Guanacaste
Four Seasons Fractional
Condos · 3 bd · 3.5 ba · 2,400 sqft
$239,000
View broker listing ↗via Tres Amigos Realty · asking
Conservative (2BR) · ~15% gross
Asking
$239,000
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 9 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (9 of 9 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
9 of 9 · 6 proven / 3 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Amazing Oceanview Condo with Private Pool 3.9 km · 4.85★ (592)provenwalk to beachocean view | Entire condo | 3BR/2BA sleeps 6 | $58k $200/nt · 85% occ $58k | Loose | Did not enter weighted blend. | |
LB42 - Las Brisas Condo Ocean & Pool View 3.9 km · 4.90★ (34)provenwalk to beachocean view | Rental unit → Condo (title) Entire rental unit | 3BR/2BA sleeps 6 | $43k $223/nt · 64% occ $43k | Loose | Did not enter weighted blend. | |
Beachfront 3 bdrm in Playa Hermosa! 3.9 km · 5.00★ (138)provenelite opbeachfrontocean view | Rental unit Entire rental unit | 3BR/4BA sleeps 6 | $105k $552/nt · 69% occ $105k × 0.88 operator = $93k | Loose | — | |
3BR ocean-view condo with pools & scenic balcony 4.2 km · 4.35★ (56)walk to beachocean view | Rental unit → Condo (title) Entire rental unit | 3BR/2BA sleeps 8 | $10k $214/nt · 18% occ $10k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Spacious 3 Bedroom Condo - Walk to the Beach 4.2 km · 4.85★ (46)provenwalk to beach | Entire condo | 3BR/3BA sleeps 6 | $53k $230/nt · 77% occ $53k | Loose | Did not enter weighted blend. | |
Beautiful Apartment #1 in Vista Hermosa Condominium 4.2 km · 4.70★ (92) | Entire condo | 2BR/2BA sleeps 6 | $15k $101/nt · 56% occ $15k × 1.10 bed = $16k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Sun and Sea 3B • Beachfront 3BR Condo Playa Hermosa 4.3 km · 4.80★ (15)beachfront | Entire condo | 3BR/3BA sleeps 6 | $79k $435/nt · 60% occ $79k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Hermosa del Mar Luxury Beach Apartment. 4.4 km · 4.90★ (104)provenstrong opluxe STR (title) | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 6 | $38k $274/nt · 53% occ $38k × 1.10 bed × 0.86 luxe × 0.93 operator = $33k | Loose | Did not enter weighted blend. | |
Condo luxury, ocean view, near the beach 4.5 km · 5.00★ (31)provenwalk to beachocean viewluxe STR (title) | Condo (title) | 2BR/2BA sleeps 4 | $37k $362/nt · 56% occ $37k × 1.10 bed × 0.86 luxe = $35k | Loose | Did not enter weighted blend. |
§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 / 3.5BA · 2,400 sqft
- Asking
- $239k
- Community
- Peninsula Papagayo · Premium (A)
- Gallery segment
- Premium
- Traits
- beachClose, beachfront, pool, patio, bbq, gym, ac, ocean_view
§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.
- 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 search39All unique STR comps within 4.5 km of subject pin.
2Proven operators254.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted201 received positive weight after filters.
4Headline blend1Positive-weight picks that move published headline.
- Apple-to-apple headline pool — beachfront proven operators first (subject is beachfront).
- Apple-to-apple headline pool — ocean-view proven operators first (subject has confirmed ocean view).
- Thin Peninsula Papagayo in-polygon proof (0/6 proven) — corridor comps kept; cross-community down-weighted. Pin exact 3BR thin — 1/3 within 4.5 km.
- Only 1 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+12% Peninsula Papagayo 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 1 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
43 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 (19)Product type mismatch (14)Outside headline blend (5)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- 1 of 1 headline comp carry bed, luxury, location, or operator descale before weighting.
- Published estimate is thin — insufficient local proof; numbers may be suppressed on map pick.
Community tier
- Peninsula Papagayo — 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: premium.
- 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.