6 min drive to beach
Playas del Coco · Guanacaste
Lomas del Mar Lot 232
Lots · 5,240 m² lot
$55,000
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· Our estimate
13%
$54k/yr
Moderate
18%
$79k/yr
Optimistic
23%
$99k/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 57 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (57 of 57 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
57 of 57 · 20 proven / 37 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Casa ALLEGRIA, Jewel on the mountain by the beach 0.4 km · 5.00★ (106)provenelite optier b | Entire home | 3BR/3BA sleeps 6 | $49k $278/nt · 64% occ $49k × 1.25 bed × 0.88 operator = $54k | Strong | — | |
Ocean view Casa Bella Julia Lomas del mar Pacific 0.6 km · 5.00★ (31)provenocean viewtier b | Home / villa (title) | 4BR/5BA sleeps 8 | $88k $628/nt · 57% occ $88k × 0.74 loc = $65k | Strong | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Quiet Nature Retreat inside 600 acre community 0.7 km · 5.00★ (17)tier b | Entire villa | 3BR/2BA sleeps 8 | $36k $282/nt · 54% occ $36k × 1.25 bed = $45k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Nido -nest house with mountain jungle view! 0.8 km · 5.00★ (23)tier b | Home / villa (title) | 3BR/3BA sleeps 9 | $20k $277/nt · 46% occ $20k × 1.25 bed = $25k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Las Mejores Vistas en Casa Sol del Mar. 0.8 km · 0.00★ (1)tier b | Home / villa (title) | 4BR/3BA sleeps 8 | $39k $475/nt · 39% occ $39k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Jungle and Ocean Paradise, Infinity Pool, 4BR/3BA 0.9 km · 5.00★ (105)provenelite opocean viewtier b | Entire home | 4BR/3BA sleeps 8 | $60k $274/nt · 60% occ $60k × 0.74 loc × 0.88 operator = $40k | Strong | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Secluded Luxury Retreat with Stunning Ocean Views 0.9 km · 5.00★ (6)ocean viewluxe STR (title)tier b | Unknown | 3BR/3BA sleeps 6 | $28k $419/nt · 33% occ $28k × 1.25 bed × 0.86 luxe × 0.74 loc = $23k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
5 MINUTES TO BEACH! Hilltop Mansion ★★★★★ 1.0 km · 5.00★ (71)provenstrong opocean viewtier b | Entire villa | 5BR/6BA sleeps 16 | $179k $686/nt · 77% occ $179k × 0.91 bed × 0.74 loc × 0.93 operator = $113k | Strong | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa de la Selva - Luxury Jungle Living 1.1 km · 5.00★ (40)provenluxe STR (title)tier b | Entire home | 3BR/3BA sleeps 8 | $86k $382/nt · 83% occ $86k × 1.25 bed × 0.86 luxe = $62k | Fair | — | |
El Encanto del Pacifico in Puerto Carrillo 1.4 km · 5.00★ (9)ocean viewtier b | Entire home | 4BR/3BA sleeps 8 | $100k $527/nt · 70% occ $100k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Quinta mi tata B&B (1 of 4) shared bath 2.2 km · 4.50★ (10) | Unknown | 4BR/2BA sleeps 2 | $3k $40/nt · 36% occ $3k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Paradise with a view! 3BR/3BA spacious luxury. 3.0 km · 5.00★ (61)provenstrong opwalk to beachocean viewluxe STR (title) | Entire townhouse | 3BR/3BA sleeps 6 | $70k $292/nt · 64% occ $70k × 1.25 bed × 0.86 luxe × 0.63 loc × 0.93 operator = $44k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Breathtaking Ocean View Spacious 3 Bedroom 3 Bath 3.0 km · 5.00★ (30)provenwalk to beachocean view | Rental unit Entire rental unit | 3BR/3BA sleeps 6 | $56k $333/nt · 59% occ $56k × 1.25 bed × 0.63 loc = $44k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Bright Retreat | Pool, Concierge & Beach Access 3.1 km · 5.00★ (104)provenelite op | Entire condo | 4BR/3BA sleeps 10 | $56k $243/nt · 64% occ $56k × 0.84 loc × 0.88 operator = $42k | Fair | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Modern Condo + Pool Access | Gated Community 3.2 kmtier b | Condo (title) | 4BR/3BA sleeps 8 | $1k $280/nt · 20% occ $1k × 0.88 loc = $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Breathtaking 3BR Oceanview | Balcony | Pool 3.2 km · 4.50★ (60)ocean view | Rental unit Entire rental unit | 3BR/3BA sleeps 6 | $18k $318/nt · 31% occ $18k × 1.25 bed × 0.63 loc = $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
4-BR Hilltop Townhouse | Best Views | Playa Ocotal 3.5 km · 5.00★ (12)tier b | Unknown | 4BR/3BA sleeps 8 | $24k $253/nt · 48% occ $24k × 0.88 loc = $21k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocotal Beach, Azul Paraiso 4A Villa with Oceanview 3.5 km · 5.00★ (65)provenstrong opwalk to beachocean viewtier b | Entire villa | 3BR/3BA sleeps 6 | $74k $391/nt · 75% occ $74k × 1.25 bed × 0.65 loc × 0.93 operator = $56k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Relaxing 3BR Oceanview Condo | 2 Balconies 3.5 km · 5.00★ (61)ocean viewtier b | Entire townhouse | 3BR/3BA sleeps 6 | $6k $223/nt · 29% occ $6k × 1.25 bed × 0.65 loc = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3 BR Villa on Secluded Beach Bahia Pez Vela Ocotal 3.6 km · 5.00★ (32)provenbeachfrontocean viewtier b | Entire villa | 3BR/3BA sleeps 10 | $65k $392/nt · 52% occ $65k × 1.25 bed × 0.58 loc = $47k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Stunning Ocean View Villa in Playa Coco/Ocotal 3.6 km · 5.00★ (7)ocean viewtier b | Home / villa (title) | 3BR/3BA sleeps 8 | $42k $387/nt · 60% occ $42k × 1.25 bed × 0.65 loc = $34k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Breathtaking view ultra luxury 4 bedroom townhouse 3.7 km · 5.00★ (83)luxe STR (title)tier b | Unknown | 4BR/3BA sleeps 6 | $32k $310/nt · 65% occ $32k × 0.86 luxe × 0.88 loc = $24k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Cielo — 4BR Oceanview, Pool, Ocotal CR 3.7 km · 5.00★ (3)walk to beachocean viewtier b | Entire villa | 4BR/4BA sleeps 11 | $75k $565/nt · 38% occ $75k × 0.65 loc = $49k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocean View Villa Coralina Ocotal Beach 3.7 km · 4.50★ (47)walk to beachocean viewtier b | Entire villa | 5BR/5BA sleeps 11 | $53k $320/nt · 49% occ $53k × 0.91 bed × 0.65 loc = $32k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
4 Bedroom Beach Villa in Bahia Pez Vela Resort 3.8 km · 5.00★ (15)beachfrontocean viewtier b | Entire home | 4BR/4BA sleeps 9 | $64k $411/nt · 64% occ $64k × 0.78 loc = $50k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3BR Oceanview Bahia Pez Vela Resort | Balcony 3.8 km · 5.00★ (45)beachfrontocean viewtier b | Entire villa | 3BR/3BA sleeps 8 | $11k $442/nt · 21% occ $11k × 1.25 bed × 0.58 loc = $8k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury Villa | Infinity Pool & Ocean Views 3.8 km · 5.00★ (11)ocean viewluxe STR (title)tier b | Entire villa | 5BR/6BA sleeps 14 | $112k $712/nt · 52% occ $112k × 0.91 bed × 0.86 luxe × 0.65 loc = $57k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Vista Ventosa 3.8 km · 5.00★ (6) | Home / villa (title) | 3BR/4BA sleeps 6 | $38k $307/nt · 41% occ $38k × 1.25 bed = $47k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Welcome to newly renovated Casa Playa Ocotal. 3.9 km · 0.00★ (1)tier b | Home / villa (title) | 4BR/4BA sleeps 12 | $37k $571/nt · 32% occ $37k × 0.88 loc = $33k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury 5BR Ocean-View Villa / Steps from the beach 3.9 km · 5.00★ (32)provenwalk to beachocean viewluxe STR (title)tier b | Entire villa | 5BR/4BA sleeps 12 | $165k $668/nt · 68% occ $165k × 0.91 bed × 0.86 luxe × 0.65 loc = $85k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Ocean View Villa for Families & Groups • Sleeps 16 3.9 km · 4.50★ (3)ocean viewtier b | Home / villa (title) | 5BR/5BA sleeps 15 | $38k $603/nt · 51% occ $38k × 0.91 bed × 0.65 loc = $23k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocotal Villa: Relaxation Meets The Tropics. 3.9 km · 5.00★ (5)tier b | Home / villa (title) | 4BR/4BA sleeps 12 | $64k $609/nt · 35% occ $64k × 0.88 loc = $56k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Perla Del Mar > 3 bed w/pool- walk to beach 4.0 km · 5.00★ (16)walk to beachtier b | Home / villa (title) | 3BR/3BA sleeps 8 | $84k $591/nt · 70% occ $84k × 1.25 bed × 0.88 loc = $93k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Two levels, 3 BR 3 BA Luxury Villa w/Pool, Privacy 4.0 km · 0.00★ (1)luxe STR (title)tier b | Home / villa (title) | 3BR/3BA sleeps 8 | $30k $288/nt · 39% occ $30k × 1.25 bed × 0.86 luxe × 0.88 loc = $29k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Snorkel’s Paradise Condo, Pool, Steps to the Beach 4.0 km · 5.00★ (66)provenstrong opwalk to beachtier b | Entire condo | 4BR/3BA sleeps 8 | $46k $238/nt · 61% occ $46k × 0.88 loc × 0.93 operator = $38k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Mountain-Top Villa | Ocean Views & Private Pool 4.0 km · 5.00★ (28)ocean view | Home / villa (title) | 4BR/5BA sleeps 8 | $39k $360/nt · 50% occ $39k × 0.74 loc = $29k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Infinity Pool, 4 En-Suites & Ocean Views 4.0 km · 5.00★ (24)ocean viewtier b | Entire villa | 4BR/5BA sleeps 8 | $43k $396/nt · 72% occ $43k × 0.70 loc = $30k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocotal Beach House - 4 Bedroom 3 Bath 4.0 km · 5.00★ (38)provenwalk to beachtier b | Entire home | 4BR/3BA sleeps 8 | $26k $210/nt · 59% occ $26k × 0.88 loc = $23k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Modern Mountaintop Home w/ Ocean Views and Pool 4.0 km · 4.50★ (4)ocean view | Home / villa (title) | 3BR/3BA sleeps 6 | $56k $440/nt · 48% occ $56k × 1.25 bed × 0.74 loc = $52k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Bonnell Contry Villa 5 beds 3 full bathrooms 4.1 km · 5.00★ (3) | Home / villa (title) | 3BR/3BA sleeps 10 | $11k $310/nt · 37% occ $11k × 1.25 bed = $14k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3 bedroom Oceanview w/pool + separate 2 bedroom 4.1 km · 4.50★ (22)walk to beachocean viewtier b | Entire villa | 5BR/5BA sleeps 12 | $97k $741/nt · 50% occ $97k × 0.91 bed × 0.58 loc = $51k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Expansive Views of Papagayo Bay, Private Pool 4.1 km · 5.00★ (64)provenstrong opbeachfrontocean viewtier b | Entire villa | 3BR/4BA sleeps 7 | $82k $444/nt · 88% occ $82k × 1.25 bed × 0.58 loc × 0.93 operator = $55k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
OCEAN VIEW 3 BEDROOM HOUSE STEPS TO THE BEACH! 4.1 km · 5.00★ (32)walk to beachocean viewtier b | Home / villa (title) | 3BR/2BA sleeps 6 | $9k $218/nt · 34% occ $9k × 1.25 bed × 0.65 loc = $7k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa en Potrero c/ Piscina infinita vista al mar 4.2 km · 5.00★ (11)ocean viewtier b | Home / villa (title) | 5BR/4BA sleeps 12 | $108k $1,021/nt · 70% occ $108k × 0.91 bed × 0.70 loc = $69k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ultramodern Home w/ Infinity Pool & Ocean Views 4.2 km · 5.00★ (9)ocean viewtier b | Entire home | 4BR/5BA sleeps 11 | $68k $575/nt · 49% occ $68k × 0.70 loc = $48k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Prívate Villa - Ocean Views- Walk to beach 4.2 km · 5.00★ (44)provenbeachfrontocean viewtier b | Entire home | 5BR/4BA sleeps 11 | $129k $602/nt · 63% occ $129k × 0.91 bed × 0.58 loc = $67k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Private oceanview home w/pool,short walk to beach! 4.2 km · 5.00★ (177)provenelite opwalk to beachocean viewtier b | Entire home | 3BR/4BA sleeps 6 | $67k $354/nt · 77% occ $67k × 1.25 bed × 0.58 loc × 0.88 operator = $42k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Oceanview Home w/ Modern Design & Infinity Pool 4.2 km · 4.50★ (25)ocean viewtier b | Home / villa (title) | 3BR/4BA sleeps 6 | $80k $307/nt · 77% occ $80k × 1.25 bed × 0.70 loc = $71k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury villa with world class ocean view and pool 4.2 km · 5.00★ (171)provenelite opocean viewluxe STR (title)tier b | Entire home | 3BR/2BA sleeps 6 | $73k $381/nt · 61% occ $73k × 1.25 bed × 0.86 luxe × 0.70 loc × 0.88 operator = $49k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Beachside Paradise 4.3 km · 5.00★ (4)tier b | Unknown | 3BR/2BA sleeps 6 | $29k $280/nt · 49% occ $29k × 1.25 bed × 0.88 loc = $32k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Beautiful beachfront vacation home 4.3 km · 5.00★ (65)walk to beachocean viewtier b | Entire villa | 4BR/3BA sleeps 8 | $7k $285/nt · 60% occ $7k × 0.88 loc = $6k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
360 Views Ocean and Jungle House! 4.3 km · 5.00★ (58)provenstrong opwalk to beachocean viewtier b | Entire home | 3BR/4BA sleeps 8 | $98k $625/nt · 57% occ $98k × 1.25 bed × 0.65 loc × 0.93 operator = $75k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Housekeeping•BBQ•Pool•4 TVs•Garden•Oceanview villa 4.4 km · 5.00★ (15)ocean viewtier b | Entire home | 4BR/5BA sleeps 10 | $43k $402/nt · 38% occ $43k × 0.70 loc = $31k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
La Conga Lodge Playa Potrero 4.4 km · 5.00★ (113)provenelite op | Entire bungalow | 4BR/5BA sleeps 14 | $16k $151/nt · 37% occ $16k × 0.88 operator = $14k | Loose | — | |
The White House Costa Rica 4.4 km · 4.50★ (38)walk to beach | Entire villa | 3BR/4BA sleeps 6 | $12k $344/nt · 37% occ $12k × 1.25 bed × 0.88 loc = $13k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
The Lighthouse Ocotal. Close to the beach. 4.4 km · 5.00★ (254)provenlegend opwalk to beachocean viewtier b | Lighthouse | 4BR/3BA sleeps 11 | $58k $332/nt · 76% occ $58k × 0.65 loc × 0.81 operator = $31k | Loose | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
Casa Luna | Private Pool Escape Near Coco 4.5 km · 0.00★ (2)tier b | Home / villa (title) | 3BR/2BA sleeps 6 | $2k $238/nt · 56% occ $2k × 1.25 bed × 0.96 loc = $3k | 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
- 4BR
- Asking
- $55k
- Community
- Lomas del Mar
§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: 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 search57All unique STR comps within 4.5 km of subject pin.
2Proven operators294.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted203 received positive weight after filters.
4Headline blend3Positive-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 Lomas del Mar community proof (2/6 proven) — corridor comps kept; cross-community down-weighted. Pin ±1BR — 3 of 3 within 4.5 km. Weight share cap — no comp above 40% of headline blend.
- Comp band winsor: 1 outlier capped at min(p75×1.1, median×1.15) ($62k/yr scaled) — band spread 6.58× before cap.
- Headline band: low $14k · reconciled $41k · high $62k — 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 3 headline compsEach comp is bed- and location-scaled first; low and high bracket the blend; reconciled is the weight-averaged adjusted indication.
- 5→Headline revenueLow indication → $54k/yr
- 6÷Gross yield$54k ÷ $55k = 12.7%
§7
Rejected from pool
63 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)View alignment (14)Walk / beach alignment (3)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Casa ALLEGRIA, Jewel on the mountain by the beac… (52.4% of weighted blend).
- 3 of 3 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: 4BR standard · Low indication revenue ~$54k/yr ÷ $427k all-in → ~12.7% 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 ~$1,000/m² Standard (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.
- Standard tier: pool, A/C, and patio are in the baseline — not double-counted as upgrades.
Value on completion & build-vs-buy
- Uses the same Low 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, Hot tub, BBQ / grill.
- 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.
§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
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