5 min drive to beachocean view
Playa Matapalo · Guanacaste
Villa Akua
Homes · 2 bd · 1 ba · 861 sqft
$498,888
View broker listing ↗via Tres Amigos Realty · asking
Double-check firstLive & rent
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on asking
Conservative
2%
$11k/yr
Moderate· Our estimate
3%
$15k/yr
Optimistic
4%
$18k/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.
Double-check first — an input looks off; confirm before you trust the numbers.
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 30 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (30 of 30 · 4 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
30 of 30 · 14 proven / 16 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Casa ALLEGRIA, Jewel on the mountain by the beach 0.0 km · 4.90★ (106)provenstrong optier b | Entire home | 3BR/3BA sleeps 6 | $47k $288/nt · 67% occ $47k × 0.80 bed × 0.93 operator = $35k | Strong | Left out of headline pin pool — Pin exact 2BR thin — 2/3 within 4 km. | |
Casa Nido -nest house with mountain jungle view! 0.9 km · 4.85★ (23)tier b | Home / villa (title) | 3BR/3BA sleeps 9 | $13k $276/nt · 38% occ $13k × 0.80 bed = $10k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Luxury Jungle Villa~Pool~Jacuzzi~10 min to beach 0.9 km · 5.00★ (42)provenluxe STR (title)tier b | Entire home | 3BR/3BA sleeps 8 | $95k $378/nt · 84% occ $95k × 0.80 bed × 0.86 luxe = $66k | Strong | Left out of headline pin pool — Pin exact 2BR thin — 2/3 within 4 km. | |
Quiet Nature Retreat inside 600 acre community 1.1 km · 4.90★ (17)tier b | Entire villa | 3BR/2BA sleeps 8 | $36k $283/nt · 63% occ $36k × 0.80 bed = $29k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Jungle home Escape private hot tub near beaches 1.2 km · 4.95★ (33)provenocean viewtier b | Entire villa | 2BR/1BA sleeps 4 | $18k $130/nt · 69% occ $18k | Strong | — | |
New Listing • B House • 3BR • Lomas Del Mar 1.3 km · 5.00★ (5)ocean viewtier b | Entire home | 3BR/2BA sleeps 6 | $15k $293/nt · 66% occ $15k × 0.80 bed = $12k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Secluded Luxury Retreat with Stunning Ocean Views 1.4 km · 5.00★ (6)ocean viewluxe STR (title)tier b | Entire villa | 3BR/3BA sleeps 6 | $39k $441/nt · 33% occ $39k × 0.80 bed × 0.86 luxe = $27k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Milagro 1.5 km · 4.75★ (28) | Entire villa | 1BR/1BA sleeps 4 | $22k $127/nt · 57% occ $22k × 1.16 bed × 0.88 loc = $22k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Mahalo Lily Unique Place 2.0 km · 4.85★ (46)provenwalk to beach | Entire home | 2BR/1BA sleeps 4 | $14k $118/nt · 40% occ $14k × 0.78 loc = $11k | Fair | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Modern-Style Apt.(TOP FLR)Playa Matapalo/5 min RIU 2.1 km · 4.80★ (192)proven | Entire home | 1BR/1BA sleeps 3 | $20k $108/nt · 48% occ $20k × 1.16 bed × 0.88 loc = $20k | Fair | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Casa Sirena - Mermaid House 2.1 km · 4.65★ (3) | Home / villa (title) | 2BR/1BA sleeps 5 | $1k $115/nt · 12% 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). | |
Monkey House 1- Two Minutes from the Beach 2.5 km · 4.95★ (35)provenwalk to beach | Entire home | 2BR/1BA sleeps 4 | $22k $124/nt · 54% occ $22k × 0.88 loc = $20k | Fair | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Tropical Jungle & Beach Holiday! 2.5 km · 4.95★ (47)provenocean view | Entire home | 2BR/1BA sleeps 4 | $11k $124/nt · 47% occ $11k | Fair | — | |
Monkey House 2- Two Minutes from the Beach 2.5 km · 4.90★ (19)walk to beach | Entire home | 2BR/1BA sleeps 4 | $14k $119/nt · 38% occ $14k × 0.88 loc = $12k | 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. 2.7 km · 4.85★ (63)provenwalk to beachocean viewluxe STR (title) | Entire townhouse | 3BR/3BA sleeps 6 | $62k $293/nt · 56% occ $62k × 0.80 bed × 0.86 luxe × 0.84 loc = $36k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Breathtaking Ocean View Spacious 3 Bedroom 3 Bath 2.7 km · 5.00★ (30)provenwalk to beachocean view | Rental unit Entire rental unit | 3BR/3BA sleeps 6 | $62k $340/nt · 60% occ $62k × 0.80 bed × 0.84 loc = $42k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
My little house is your little house! Up to 6 guests 2.7 km | Home / villa (title) | 1BR/1BA sleeps 6 | $1k $218/nt · 8% occ $1k × 1.16 bed = $1k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Vista Río 2.8 km · 4.85★ (47)proven | Home / villa (title) | 1BR/1BA sleeps 4 | $9k $64/nt · 60% occ $9k × 1.16 bed = $11k | Loose | Left out of headline pin pool — Pin exact 2BR thin — 2/3 within 4 km. | |
Modern Beach Villa AC Jacuzzi, Parking, Pool 3.1 km · 4.95★ (21) | Entire villa | 1BR/1BA sleeps 3 | $10k $91/nt · 30% occ $10k × 1.16 bed = $11k | Loose | 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 3.3 km · 4.90★ (66)provenstrong opwalk to beachocean viewtier b | Entire villa | 3BR/3BA sleeps 6 | $71k $389/nt · 72% occ $71k × 0.80 bed × 0.88 loc × 0.93 operator = $47k | Loose | Walk-to-beach listing — subject lacks beach access (apple-to-apple pool). | |
Stunning Ocean View Villa in Playa Coco/Ocotal 3.4 km · 5.00★ (8)walk to beachocean viewtier b | Entire villa | 3BR/3BA sleeps 8 | $48k $380/nt · 52% occ $48k × 0.80 bed × 0.88 loc = $34k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
3 BR 3 BA Luxe Villa w/Pool Access, Walk to Beach 3.7 km · 1.00★ (1)walk to beachluxe STR (title)tier b | Home / villa (title) | 3BR/3BA sleeps 8 | $36k $303/nt · 44% occ $36k × 0.80 bed × 0.86 luxe × 0.88 loc = $22k | 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 3.7 km · 4.90★ (16)walk to beachocean viewtier b | Entire villa | 3BR/3BA sleeps 8 | $59k $656/nt · 52% occ $59k × 0.80 bed × 0.88 loc = $42k | 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 · 4.85★ (6) | Home / villa (title) | 3BR/4BA sleeps 6 | $33k $312/nt · 44% occ $33k × 0.80 bed = $26k | 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 3.9 km · 4.90★ (66)provenstrong opbeachfrontocean viewtier b | Entire villa | 3BR/4BA sleeps 7 | $84k $473/nt · 84% occ $84k × 0.80 bed × 0.78 loc × 0.93 operator = $49k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
OCEAN VIEW 3 BEDROOM HOUSE STEPS TO THE BEACH! 3.9 km · 5.00★ (32)walk to beachocean viewtier b | Home / villa (title) | 3BR/2BA sleeps 6 | $9k $218/nt · 34% occ $9k × 0.80 bed × 0.88 loc = $6k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Ocotal Villa | Walk to Beach + Golf Cart Friendly 3.9 km · 4.50★ (2)walk to beachtier b | Entire villa | 3BR/2BA sleeps 6 | $1k $242/nt · 30% occ $1k × 0.80 bed × 0.88 loc = $1k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Little dreams Ocotal beach 3.9 km · 4.50★ (8)walk to beachtier b | Rental unit Entire rental unit | 1BR/1BA sleeps 2 | $5k $64/nt · 46% occ $5k × 1.16 bed × 0.88 loc = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Private oceanview home w/pool,short walk to beach! 4.0 km · 5.00★ (184)provenelite opwalk to beachocean viewtier b | Entire home | 3BR/4BA sleeps 6 | $70k $365/nt · 79% occ $70k × 0.80 bed × 0.78 loc × 0.88 operator = $39k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
Villa Lolita ~ Beachfront getaway for two 4.0 km · 4.85★ (103)provenbeachfrontocean viewtier b | Rental unit → Home / villa (title) Entire rental unit | 1BR/1BA sleeps 2 | $28k $141/nt · 65% occ $28k × 1.16 bed × 0.78 loc = $25k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). |
§2
Assignment scope & assumptions
- Engine
- V5 · home villa
- Blend method
- Weighted blend
- Estimate basis
- Reconciled 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
- Homes · STR rentable
- Size
- 2BR / 1BA · 861 sqft
- Asking
- $499k
- Community
- Lomas del Mar · Standard (B)
- Gallery segment
- Premium
- Traits
- pool, patio, outdoor_dining, ac, ocean_view
- Headline yield
- $15k/yr ÷ $499k = 3.0% gross
§4
Market search criteria
- Radius: 4 km from subject coordinates.
- Bed band: 2BR ±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 home · 2 comps · corridor.
- 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 search49All unique STR comps within 4 km of subject pin.
2Proven operators314.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted192 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 Lomas del Mar in-polygon proof (1/6 proven) — corridor comps kept; cross-community down-weighted. Pin exact 2BR thin — 2/3 within 4 km. Weight share cap — no comp above 40% of headline blend.
- Headline band: low $11k · reconciled $15k · high $18k — min / weight-average / max of bed/location-scaled comps in the table.
- Our estimate comps frozen at enrich — 2 comps (same set that published the yield).
§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 → $15k/yr
- 6÷Gross yield$15k ÷ $499k = 3.0%
§7
Rejected from pool
59 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 (30)Walk / beach alignment (14)Outside headline blend (3)
§8
Reconciliation
- Headline revenue uses the Reconciled indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Jungle home Escape private hot tub near beaches (70.9% of weighted blend).
Community tier
- Lomas del Mar — Standard (B).
- Same-tier nearby condos first; premium comps down-weighted.
- Premium neighbors are down-weighted when they would inflate a standard community.
V5 home / villa engine
- Home lane — proximate → corridor geo×bed ladder; pool, view, and walk alignment on comp weights.
- Strict product type: condo STRs and unknown Airbnb types are hard-excluded; home/villa titles only.
- Band winsor caps dominant outliers when the weighted pool is wide.
- Basis: V5 home · 2 comps · corridor.
Location gap (tier 1)
- Local comps include beachfront, view, and walk-to-beach operators — we haircut the subject when it lacks those fixed premiums.
- 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).
Product positioning (tier 2)
- Gallery segment: premium.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
Our estimate revenue
- Published estimate: Reconciled indication ~$15k/yr → ~3.0% gross on $499k asking.
- Basis: V5 home · 2 comps · corridor.
- The comp tables below list exactly which rentals received positive weight in this estimate blend.
Other recipe adjustments
- + Thin Lomas del Mar in-polygon proof (1/6 proven) — corridor comps kept; cross-community down-weighted. Pin exact 2BR thin — 2/3 within 4 km. Weight share cap — no comp above 40% of headline blend.
- + Trimmed middle headline — drop weighted top/bottom 20% of the gated blend, then weighted mean (replaces P25/median pick).
- + Hedonic cross-check: V5 vs model p50 differ >1.5×
- Missing vs local winners (capex to close gap): Gym / fitness, Hot tub, BBQ / grill.
- Top-quartile band uses p75 of the same proven-operator comp pool.
Deal score ingredients
- Projected gross yield: 3% gross yield (0/55 pts)
- Discount vs comps-implied value: 246% above comps-implied value (0/30 pts)
- Revenue potential: ~$15k/yr Reconciled indication revenue (0/15 pts)
Flags & exclusions
- Few or scattered nearby rentals behind this estimate — lower confidence.
- Few or no rental comps within 2 km — verify revenue assumptions on the ground.
- Live & rent — headline is full-property STR on total bedrooms. Open the Live & rent tab to block owner weeks and see what the rental still nets.
§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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