3 min drive to beachocean view
Playa Panama · Guanacaste
Hacienda del Mar Lots15-A, B & C
Lots · 1,549 m² lot
$400,000
View broker listing ↗via Tres Amigos Realty · land asking
Strong build · thin comps
Land · build scenario
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on all-in cost
Conservative
6%
$60k/yr
Moderate· Our estimate
11%
$102k/yr
Optimistic
14%
$131k/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 65 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (65 of 65 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
65 of 65 · 28 proven / 37 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
2BR Retreat Near Liberia Airport and Playa Panama 0.5 km · 4.75★ (4) | Unknown | 2BR/2BA sleeps 4 | $6k $123/nt · 60% occ $6k × 1.23 bed × 0.88 loc = $6k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Costa Rican Ocean View Villa with pool 1.1 km · 4.95★ (65)provenstrong opwalk to beachocean view | Entire home | 3BR/2BA sleeps 6 | $78k $374/nt · 67% occ $78k × 0.78 loc × 0.93 operator = $56k | Strong | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
PH Condo Elegant
Lovely view, enjoy the Sea, 65”TV 1.1 km · 4.95★ (14)walk to beachocean view | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $29k $350/nt · 34% occ $29k × 1.23 bed × 0.78 loc = $28k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocean Brease Villa with Private Pool 3BD 1.7 km · 4.75★ (46)walk to beach | Entire villa | 3BR/2BA sleeps 6 | $14k $187/nt · 35% occ $14k × 0.88 loc = $13k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beautiful view: Beach and comfort 2.2 km · 4.00★ (1) | Unknown | 2BR/2BA sleeps 6 | $13k $167/nt · 41% occ $13k × 1.23 bed × 0.78 loc = $13k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Almendro Playa Panama guanacaste papagayo 2.2 km · 4.55★ (63) | Home / villa (title) | 4BR/2BA sleeps 15 | $21k $108/nt · 53% occ $21k × 0.80 bed = $17k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Quetzal • Vista Pool Villa 4BR •Pet Friendly 3.2 km · 4.90★ (43)provenocean view | Entire home | 4BR/4BA sleeps 12 | $61k $531/nt · 36% occ $61k × 0.80 bed = $49k | Loose | — | |
Villa 3BD Private Pool Beach Access 3.3 km · 4.80★ (56)provenbeachfront | Entire villa | 3BR/2BA sleeps 6 | $21k $182/nt · 40% occ $21k × 0.78 loc = $16k | Fair | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Villa Estrella 3.4 km · 4.85★ (14) | Home / villa (title) | 2BR/2BA sleeps 6 | $46k $296/nt · 54% occ $46k × 1.23 bed × 0.88 loc = $50k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Blue Dragonfly - Oceanview Lap Pool Villa 3.4 km · 5.00★ (2)ocean view | Entire home | 4BR/5BA sleeps 10 | $25k $316/nt · 100% occ $25k × 0.80 bed = $20k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Modern style home with panoramic ocean view 3.5 km · 5.00★ (9)ocean view | Entire home | 4BR/5BA sleeps 10 | $161k $989/nt · 60% occ $161k × 0.80 bed = $129k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Wisdom House Vibrant Paradise at Villa Sol Resort 3.5 km · 4.70★ (81)walk to beachocean view | Entire villa | 3BR/3BA sleeps 10 | $42k $363/nt · 42% occ $42k × 0.88 loc = $37k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa de Encanto Tropical 3.5 km · 5.00★ (50)provenstrong op | Home / villa (title) | 2BR/1BA sleeps 4 | $45k $230/nt · 78% occ $45k × 1.23 bed × 0.88 loc × 0.93 operator = $45k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Paradise Views at Playa Hermosa 3.5 km · 4.80★ (17) | Unknown | 2BR/2BA sleeps 8 | $43k $272/nt · 47% occ $43k × 1.23 bed × 0.88 loc = $46k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Amazing Oceanview Condo with Private Pool 3.6 km · 4.85★ (592)provenwalk to beachocean view | Entire condo | 3BR/2BA sleeps 6 | $58k $200/nt · 85% occ $58k × 0.88 loc = $51k | Fair | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Private Pool Villa, Resort & Beach Access 3.6 km · 4.80★ (77)proven | Entire villa | 2BR/1BA sleeps 4 | $43k $171/nt · 87% occ $43k × 1.23 bed × 0.88 loc = $47k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
3 bedroom villa (Villa #8) Playa Hermosa CR 3.6 km · 4.80★ (169)provenwalk to beach | Entire bungalow | 3BR/2BA sleeps 6 | $54k $211/nt · 77% occ $54k × 0.88 loc = $48k | Fair | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Villa at Playa Hermosa Guanacaste 3.7 km · 5.00★ (1) | Home / villa (title) | 2BR/0BA sleeps 5 | $4k $139/nt · 100% occ $4k × 1.23 bed × 0.88 loc = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3BR ocean-view condo with pools & scenic balcony 3.7 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 × 0.88 loc = $9k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Family Home with Large Pool (reviews on VRBO) 3.7 km · 5.00★ (3)walk to beach | Entire home | 4BR/4BA sleeps 9 | $73k $440/nt · 72% occ $73k × 0.80 bed × 0.88 loc = $52k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Tropical Beach Villa with Pool 3.8 km · 4.95★ (104)provenelite opwalk to beach | Entire villa | 3BR/2BA sleeps 6 | $31k $168/nt · 77% occ $31k × 0.88 loc × 0.88 operator = $24k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
3BR Oceanview 2nd-Floor | Deck | Private Pool 3.8 km · 4.60★ (55)ocean view | Unknown | 3BR/2BA sleeps 7 | $22k $205/nt · 38% occ $22k × 0.88 loc = $19k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanview Villa - Infinity Pool - Gated Community 3.9 km · 4.80★ (16)ocean viewtier b | Home / villa (title) | 4BR/4BA sleeps 10 | $99k $600/nt · 61% occ $99k × 0.80 bed × 0.96 loc = $76k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa 22. Amplia villa con piscina 3.9 km · 4.50★ (16) | Home / villa (title) | 3BR/2BA sleeps 10 | $26k $638/nt · 44% occ $26k × 0.88 loc = $23k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Gorgeous 3 bedroom Villa - Picture Perfect View! 3.9 km · 5.00★ (85)provenstrong opwalk to beachocean view | Entire home | 3BR/2BA sleeps 6 | $130k $718/nt · 63% occ $130k × 0.88 loc × 0.93 operator = $107k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
LB42 - Las Brisas Condo Ocean & Pool View 4.0 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 × 0.88 loc = $38k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Villa del Sully / Villa Sol #32 4.0 km · 4.85★ (153)provenwalk to beachocean view | Entire villa | 3BR/2BA sleeps 6 | $55k $224/nt · 87% occ $55k × 0.88 loc = $48k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Spacious 3 Bedroom Condo - Walk to the Beach 4.0 km · 4.85★ (46)provenwalk to beach | Entire condo | 3BR/3BA sleeps 6 | $53k $230/nt · 77% occ $53k × 0.88 loc = $47k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
The Shrimp 4.0 km · 4.80★ (132)proven | Entire home | 4BR/5BA sleeps 13 | $73k $335/nt · 73% occ $73k × 0.80 bed × 0.88 loc = $52k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Condo luxury, ocean view, near the beach 4.0 km · 5.00★ (31)provenwalk to beachocean viewluxe STR (title) | Condo (title) | 2BR/2BA sleeps 4 | $37k $362/nt · 56% occ $37k × 1.23 bed × 0.86 luxe × 0.88 loc = $35k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Casa Blanca •3 Master Suites & Pool •Walk to Beach 4.1 km · 4.90★ (25)walk to beachocean viewtier b | Entire home | 3BR/4BA sleeps 6 | $91k $395/nt · 65% occ $91k × 0.84 loc = $77k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Infinity Pool Villa | Dual Ocean & Beach Views 4.1 km · 5.00★ (38)ocean viewtier b | Home / villa (title) | 4BR/3BA sleeps 10 | $68k $662/nt · 69% occ $68k × 0.80 bed × 0.96 loc = $52k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
New apartment for 6 people 4.1 km · 4.00★ (3) | Condo (title) | 2BR/1BA sleeps 6 | $9k $198/nt · 50% occ $9k × 1.23 bed × 0.88 loc = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Oceanfront Cabin • 10 steps from Playa Hermosa 4.1 km · 4.80★ (77)provenwalk to beach | Unknown | 4BR/2BA sleeps 8 | $21k $140/nt · 53% occ $21k × 0.80 bed × 0.88 loc = $15k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Hermosa Heights Villa 58 4.1 kmtier b | Home / villa (title) | 3BR/3BA sleeps 10 | $1k $439/nt · 8% occ $1k × 0.96 loc = $1k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beachfront 3 bdrm in Playa Hermosa! 4.1 km · 5.00★ (138)provenelite opbeachfrontocean view | Rental unit Entire rental unit | 3BR/4BA sleeps 6 | $105k $552/nt · 69% occ $105k × 0.78 loc × 0.88 operator = $72k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Hermosa del Mar Luxury Beach Apartment. 4.1 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 × 1.23 bed × 0.86 luxe × 0.88 loc × 0.93 operator = $33k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Sunset Ridge • Ocean View & Infinity Pool 4.1 km · 4.85★ (70)provenocean viewtier b | Entire home | 4BR/5BA sleeps 11 | $140k $718/nt · 63% occ $140k × 0.80 bed × 0.96 loc = $107k | Loose | — | |
Cozy 2 bedroom in Hermosa 4.2 km · 4.70★ (118)tier b | Unknown | 2BR/2BA sleeps 5 | $19k $112/nt · 42% occ $19k × 1.23 bed × 0.96 loc = $22k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Cocos 4.2 km · 4.90★ (65) | Entire home | 2BR/2BA sleeps 7 | $19k $187/nt · 69% occ $19k × 1.23 bed × 0.88 loc = $21k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Antonelli • 4BR • Infinity Pool •Pet Friendly 4.2 km · 4.75★ (12)ocean viewtier b | Entire home | 4BR/4BA sleeps 10 | $85k $505/nt · 52% occ $85k × 0.80 bed × 0.96 loc = $65k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Las Brisas only 150 ft to Playa Hermosa Beach! 4.2 km · 5.00★ (51) | Unknown | 3BR/2BA sleeps 6 | $18k $285/nt · 50% occ $18k × 0.88 loc = $16k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Resort Style Living 2BR w/Pool, Near Playa Hermosa 4.2 kmtier b | Unknown | 2BR/2BA sleeps 6 | $2k $181/nt · 39% occ $2k × 1.23 bed × 0.96 loc = $3k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Twin Houses 4.2 km · 5.00★ (5) | Home / villa (title) | 2BR/1BA sleeps 4 | $8k $93/nt · 28% occ $8k × 1.23 bed × 0.88 loc = $9k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
2BR Private Villa in Playa Hermosa | Pool 4.2 km · 5.00★ (18)walk to beach | Entire villa | 2BR/2BA sleeps 4 | $16k $142/nt · 65% occ $16k × 1.23 bed × 0.88 loc = $18k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Picapiedra • Ocean View & Pool Hideaway 4.2 km · 4.85★ (15)ocean viewtier b | Entire home | 4BR/3BA sleeps 8 | $55k $477/nt · 40% occ $55k × 0.80 bed × 0.96 loc = $42k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beach front property - Rustic Cabin 4.2 km · 4.80★ (202)provenbeachfrontocean view | Entire cabin | 4BR/2BA sleeps 9 | $30k $136/nt · 65% occ $30k × 0.80 bed × 0.78 loc = $19k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Villa Escondida- Charming Poolside Escape 4.2 km · 4.75★ (135)proventier b | Entire condo | 3BR/2BA sleeps 5 | $23k $123/nt · 58% occ $23k × 0.96 loc = $22k | Loose | Strict product type — condo STR (Entire condo) excluded from home headline. | |
Casa Del Artista 4.3 km · 4.75★ (4)walk to beachocean view | Rental unit → Home / villa (title) Entire rental unit | 2BR/2BA sleeps 6 | $28k $335/nt · 34% occ $28k × 1.23 bed × 0.88 loc = $30k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Brisa del Mar (Brisa del Mar House) / Playa Hermosa (beach) 4.3 km · 4.75★ (82)provenbeachfrontocean view | Entire cabin | 3BR/2BA sleeps 8 | $22k $111/nt · 57% occ $22k × 0.78 loc = $17k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
3 bedrooms 2 bathrooms Aparthotel Hermosa Paradise 4.3 km · 4.00★ (5) | Unknown | 3BR/2BA sleeps 7 | $18k $184/nt · 33% occ $18k × 0.88 loc = $16k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa cerca de la playa en Hermosa, Guanacaste 4.3 km · 5.00★ (8) | Home / villa (title) | 3BR/2BA sleeps 6 | $26k $254/nt · 40% occ $26k × 0.88 loc = $23k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
2 Bedroom Townhouse with pool in Hermosa 4.3 km · 4.50★ (51) | Unknown | 2BR/2BA sleeps 4 | $14k $111/nt · 66% occ $14k × 1.23 bed × 0.88 loc = $15k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
2 bedroom, 2 bathroom house with gorgeous pool! 4.3 km · 4.50★ (147)tier b | Home / villa (title) | 2BR/2BA sleeps 6 | $5k $98/nt · 43% occ $5k × 1.23 bed × 0.84 loc = $6k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Blonies - perfect vacation home for 8 people 4.3 km · 5.00★ (53)provenstrong opwalk to beach | Entire vacation home | 4BR/4BA sleeps 8 | $90k $418/nt · 87% occ $90k × 0.80 bed × 0.88 loc × 0.93 operator = $59k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Guanacaste - San Juan House 4.4 km · 4.95★ (38)provenocean view | Entire home | 4BR/6BA sleeps 12 | $110k $739/nt · 62% occ $110k × 0.80 bed × 0.88 loc = $78k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Brand new condo in Playa Hermosa 4.4 km · 4.90★ (34)provenwalk to beach | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $26k $206/nt · 49% occ $26k × 1.23 bed × 0.88 loc = $28k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Casa Blonies - Designer Beach Apt. - Coco Suite 4.4 km · 4.80★ (60)provenwalk to beach | Rental unit → Condo (title) Entire rental unit | 2BR/2BA sleeps 4 | $47k $201/nt · 74% occ $47k × 1.23 bed × 0.88 loc = $51k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Casa Luarca: Beachfront House with Private Pool 4.4 kmbeachfront | Entire home | 4BR/4BA sleeps 12 | $13k $550/nt · 89% occ $13k × 0.80 bed × 0.78 loc = $8k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Hermoso Apartamento #5 en Condominio Vista Hermosa 4.4 km · 5.00★ (70)provenstrong op | Unknown | 2BR/2BA sleeps 5 | $7k $93/nt · 38% occ $7k × 1.23 bed × 0.88 loc × 0.93 operator = $7k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Flamingo Villa, Peace and Quiet 4.4 km · 5.00★ (9) | Entire home | 2BR/1BA sleeps 4 | $6k $138/nt · 43% occ $6k × 1.23 bed × 0.88 loc = $6k | 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 4.4 km · 4.80★ (15)beachfront | Entire condo | 3BR/3BA sleeps 6 | $79k $435/nt · 60% occ $79k × 0.78 loc = $61k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beautiful Apartment #1 in Vista Hermosa Condominium 4.5 km · 4.70★ (92) | Entire condo | 2BR/2BA sleeps 6 | $15k $101/nt · 56% occ $15k × 1.23 bed × 0.78 loc = $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Serena. Lux Villa. Stunning Ocean Views 4.5 km · 5.00★ (30)provenocean viewluxe STR (title) | Entire home | 3BR/4BA sleeps 6 | $134k $645/nt · 67% occ $134k × 0.86 luxe × 0.88 loc = $102k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Casa conchas 4.5 km · 4.85★ (111)proven | Home / villa (title) | 3BR/1BA sleeps 6 | $10k $122/nt · 46% occ $10k × 0.88 loc = $9k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). |
§2
Assignment scope & assumptions
- Engine
- V5 · lot
- 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
- Lots · land
- Size
- 3BR
- Asking
- $400k
- Community
- Hacienda del Mar
§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: nearby proven-operator anchor pool.
- 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 search65All unique STR comps within 4.5 km of subject pin.
2Proven operators424.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted282 received positive weight after filters.
4Headline blend2Positive-weight picks that move published headline.
- Apple-to-apple headline pool — ocean-view proven operators first (subject has confirmed ocean view). · Apple-to-apple headline pool — non-beachfront proven operators only (subject is not walk-to-beach or beachfront).
- Thin apple-to-apple proof (2 matching proven) — published at conservative end of the band.
- Thin Hacienda del Mar in-polygon proof (0/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR thin — 2/3 within 4.5 km. Weight share cap — no comp above 40% of headline blend.
- Headline band: low $49k · reconciled $72k · high $107k — min / weight-average / max of bed/location-scaled comps in the table.
§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.
- 2Comp weight60% map distance · 40% bedroom matchCloser same-bed comps rank higher; view/walk/luxury/operator descale applied separately.
- 3×Near-small-proofConservative bed bridgeV5 home — band winsor on blend ≥3; weights encode pool, view, walk, product and operator descale.
- 4→Weighted bandLow / reconciled / high on 2 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 5→Headline revenueReconciled indication → $102k/yr
- 6÷Gross yield$102k ÷ $400k = 10.8%
§7
Rejected from pool
77 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 (37)Walk / beach alignment (25)Product type mismatch (1)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Sunset Ridge • Ocean View & Infinity Pool (59.4% of weighted blend).
- 2 of 2 headline comps carry bed, luxury, location, or operator descale before weighting.
Map pick (single estimate)
- We rank every feasible bed × finish tier at this pin and publish the best defensible gross yield on all-in cost.
- This lot: 3BR premium · Reconciled indication revenue ~$102k/yr ÷ $936k all-in → ~10.8% gross.
- That pick drives map cards, rank, and the cached block at the top of the build pro forma — not the stress-test rows for other bedroom counts.
All-in cost (denominator)
- Land (asking) + construction at ~$1,600/m² Premium (in-house) × villa m² + pool/site works (~$45,000) + FF&E + ~18% soft costs.
- Typical Gold Coast contractor quotes run $1,200–2,400/m² — our rate is the operator's in-house crew, not a market quote.
- +$17k incremental recipe capex for tier add-ons (hot tub, outdoor living, …).
Value on completion & build-vs-buy
- Uses the same Reconciled indication revenue as gross yield — not a higher median band.
- NOI = our estimate revenue × (1 − 40% operating expenses).
- Stabilized value = NOI ÷ 10% cap rate.
- Build-vs-buy equity = that value minus all-in cost (land + build + recipe).
What we excluded or flagged
- Few or scattered nearby rentals behind this build scenario — lower confidence.
- Recipe gaps vs local winners: Gym / fitness.
- The “What to build here” table stress-tests other bedroom counts at your selected finish tier using the same comp radius but without re-running the full recipe engine — expect lower numbers on thin 2BR pools.
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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.