30 min drive to beach
Tamarindo · Guanacaste
Turnkey 2BR Ready for AirBnB - Playa Negra Realty
Homes · 2 bd · 1,313 sqft
$269,000
View broker listing ↗via Playa Negra Realty · asking
Weak · thin comps
Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on asking
Conservative
2%
$6k/yr
Moderate· Our estimate
4%
$10k/yr
Optimistic
4%
$11k/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.
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 min to beach 16 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (16 of 16 · 4 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
16 of 16 · 5 proven / 11 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Bungalow w/ private pool only 15min from Tamarindo 0.1 km · 5.00★ (161)provenelite op | Entire home | 2BR/1BA sleeps 4 | $34k $137/nt · 70% occ $34k × 0.88 operator = $11k | Strong | — | |
EcaHouse
Lovely 2-bedroom vacation home with pool 0.7 km · 5.00★ (35)proven | Home / villa (title) | 2BR/1BA sleeps 5 | $10k $75/nt · 39% occ $10k | Strong | — | |
Villa privée avec piscine | 15 min de Tamarindo 1.1 km | Home / villa (title) | 2BR/2BA sleeps 8 | $9k $167/nt · 24% occ $9k | Strong | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Bedroom n⁰3 of the Vaelia house "15min Tamarindo" 1.2 km · 0.00★ (1) | Home / villa (title) | 1BR/1BA sleeps 4 | $7k $90/nt · 33% occ $7k × 1.25 bed = $9k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Nature lovers! 15 mins from beaches. Pura vida! 1.6 km · 5.00★ (174)provenelite op | Entire cabin | 2BR/1BA sleeps 6 | $10k $68/nt · 45% occ $10k × 0.88 operator = $9k | Strong | — | |
Casa Kai Guanacaste - Tamarindo - 2.2 km · 5.00★ (22) | Home / villa (title) | 3BR/2BA sleeps 8 | $18k $210/nt · 39% occ $18k × 0.80 bed = $14k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Jobos’ house 2.2 km · 4.50★ (33) | Home / villa (title) | 3BR/1BA sleeps 7 | $2k $58/nt · 18% occ $2k × 0.80 bed = $1k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Toscana 2.3 km · 4.50★ (4) | Home / villa (title) | 2BR/1BA sleeps 7 | $4k $96/nt · 49% occ $4k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Vacacional en 27 de Abril 2.7 km · 5.00★ (39)proven | Home / villa (title) | 2BR/1BA sleeps 4 | $6k $52/nt · 50% occ $6k | Fair | — | |
Casa Paul 2.9 km | Home / villa (title) | 1BR/1BA sleeps 4 | $1k $60/nt · 40% occ $1k × 1.25 bed = $1k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Estrella de Mar Home 3.2 km · 4.50★ (25) | Home / villa (title) | 2BR/2BA sleeps 7 | $6k $139/nt · 19% occ $6k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Guayabito 3.3 km · 5.00★ (9) | Home / villa (title) | 1BR/2BA sleeps 5 | $4k $111/nt · 27% occ $4k × 1.25 bed = $5k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa vacacional cerca de Tamarindo 3.3 km · 5.00★ (13) | Home / villa (title) | 3BR/2BA sleeps 7 | $9k $99/nt · 28% occ $9k × 0.80 bed = $7k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Villa Bella 3.7 km · 5.00★ (9) | Home / villa (title) | 3BR/2BA sleeps 10 | $19k $225/nt · 39% occ $19k × 0.80 bed = $15k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Casa Acogedora cerca de Playas 3.9 km · 0.00★ (2) | Home / villa (title) | 2BR/1BA sleeps 6 | $4k $68/nt · 37% occ $4k | Loose | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Quiet location 20 minutes from Tamarindo! 3.9 km · 5.00★ (33)proven | Entire home | 3BR/4BA sleeps 6 | $30k $183/nt · 64% occ $30k × 0.80 bed = $24k | Loose | Left out of headline pin pool — Pin exact 2BR — 4 of 4 within 4 km. |
§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 · 1,313 sqft
- Asking
- $269k
- Gallery segment
- Premium
- Traits
- pool, bbq, patio, outdoor_dining, crib
- Headline yield
- $10k/yr ÷ $269k = 3.6% 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 · 4 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 search34All unique STR comps within 4 km of subject pin.
2Proven operators74.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted65 received positive weight after filters.
4Headline blend4Positive-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).
- Pin exact 2BR — 4 of 4 within 4 km.
- Comp band winsor: 1 outlier capped at min(p75×1.1, median×1.15) ($11k/yr scaled) — band spread 3.29× before cap.
- Headline band: low $6k · reconciled $10k · high $11k — min / weight-average / max of bed/location-scaled comps in the table.
- Our estimate comps frozen at enrich — 4 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 4 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 → $10k/yr
- 6÷Gross yield$10k ÷ $269k = 3.6%
§7
Rejected from pool
31 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 (28)Product type mismatch (1)Outside headline blend (1)
§8
Reconciliation
- Headline revenue uses the Reconciled indication from the weighted blend — low and high bracket the adjusted comp range.
- Largest driver: Bungalow w/ private pool only 15min from Tamarin… (34.5% of weighted blend).
- 2 of 4 headline comps carry bed, luxury, location, or operator descale before weighting.
Community tier
- Unlisted condo — Standard (B) (default tier-C haircut when no registered polygon).
- 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 · 4 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 — 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).
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 ~$10k/yr → ~3.6% gross on $269k asking.
- Basis: V5 home · 4 comps · corridor.
- The comp tables below list exactly which rentals received positive weight in this estimate blend.
Other recipe adjustments
- +6% BBQ / grill (only 48% of nearby rentals have it)
- + Pin exact 2BR — 4 of 4 within 4 km.
- + Pool confirmed on listing — wide weighted comp band uses median headline (apple-to-apple pool villas).
- Missing vs local winners (capex to close gap): Air conditioning, Gym / fitness, Hot tub.
- Top-quartile band uses p75 of the same proven-operator comp pool.
Deal score ingredients
- Projected gross yield: 4% gross yield (0/55 pts)
- Discount vs comps-implied value: 196% above comps-implied value (0/30 pts)
- Revenue potential: ~$10k/yr Reconciled indication revenue (0/15 pts)
Flags & exclusions
- Few or scattered nearby rentals behind this estimate — lower confidence.
§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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