20 min drive to beach
Sardinal · Guanacaste
HWY 151 Finca
Lots · 3.0 ha lot
$750,000
View broker listing ↗via Tres Amigos Realty · land asking
Land · build scenario
Build yield (modeled)
—
no income until built
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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 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (10 of 10 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
10 of 10 · 2 proven / 8 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Explora Playa del Coco + Golfo de Papagayo 3.5 km · 5.00★ (3) | Unknown | 3BR/3BA sleeps 9 | $1k $217/nt · 20% occ $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
casa OHANA 3.6 km · 5.00★ (39)proven | Entire home | 2BR/1BA sleeps 8 | $20k $168/nt · 38% occ $20k × 1.25 bed = $26k | Loose | — | |
Explore more beaches from a private condo 3.6 km · 4.50★ (11) | Condo (title) | 3BR/2BA sleeps 9 | $7k $153/nt · 45% occ $7k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Vacacional#1 Family Home. 3.8 km · 5.00★ (21) | Home / villa (title) | 3BR/2BA sleeps 10 | $18k $228/nt · 29% occ $18k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Mary's House 3.9 km · 5.00★ (171)provenelite op | Entire home | 2BR/1BA sleeps 6 | $23k $125/nt · 51% occ $23k × 1.25 bed × 0.88 operator = $25k | Loose | — | |
Casa Mercedes - Sardinal Gte 3.9 km · 0.00★ (2) | Home / villa (title) | 3BR/1BA sleeps 8 | $3k $125/nt · 30% occ $3k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa grande a menos de 10 minutos de las Playas 4.0 km · 4.50★ (22) | Home / villa (title) | 3BR/2BA sleeps 4 | $5k $199/nt · 20% occ $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Vacacional#2, Family Home. 4.0 km · 5.00★ (26) | Home / villa (title) | 3BR/2BA sleeps 10 | $14k $240/nt · 33% occ $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa en la montaña y playa. 4.3 km | Home / villa (title) | 4BR/5BA sleeps 8 | $14k $546/nt · 42% occ $14k × 0.80 bed = $11k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Fortu House 4.5 km · 5.00★ (4) | Home / villa (title) | 2BR/2BA sleeps 6 | $2k $104/nt · 11% occ $2k × 1.25 bed = $2k | 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 · 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
- —BR
- Asking
- $750k
§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 search10All unique STR comps within 4.5 km of subject pin.
2Proven operators24.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted22 received positive weight after filters.
4Headline blend2Positive-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).
- Thin apple-to-apple proof (2 matching proven) — published at conservative end of the band.
- Pin ±1BR thin — 2/3 within 4.5 km. Weight share cap — no comp above 40% of headline blend.
- Headline band: low $25k · reconciled $25k · high $26k — 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.
§7
Rejected from pool
8 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 (8)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: casa OHANA (60.5% of weighted blend).
- 2 of 2 headline comps carry bed, luxury, location, or operator descale before weighting.
Comp band winsor (V3/V4)
- V3 caps scaled comp revenue at pool p90×1.1 before the weighted headline band when spread is wide.
- No comps required capping for this listing — band was already tight.
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 not confident — positioning haircut only when finish/segment are known.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
What runs when the pool clears
- We rank feasible bed × finish tiers, weight proven comps (60% map distance + 40% beds), and publish the best defensible gross yield on all-in cost.
- No ocean view on broker listing — headline uses non-view comps (apple-to-apple).
- Verify land price, build cost, and title 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.