walk to beach
Playa Junquillal · Guanacaste
Turnkey Walk to Playa Blanca Villa - Playa Negra Realty
Condos · 2 bd · 2 ba · 1,765 sqft
$345,000
View broker listing ↗via Playa Negra Realty · asking
Raw comp median · ~3% gross
Asking
$345,000
too few comps to rank
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 5 left out
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (5 of 5 · 4 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
5 of 5 · 4 proven / 1 unproven
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
A- Rita & Sonny Beach Apartment 1.3 km · 5.00★ (75)provenstrong opbeachfrontocean view | Rental unit → Condo (title) Entire rental unit | 1BR/1BA sleeps 2 | $11k $105/nt · 40% occ $11k × 1.25 bed × 0.66 loc × 0.93 operator = $9k | Fair | Ocean-view listing — apple-to-apple pool uses non-view comps only. | |
C- Rita & Sonny Beach Apartment 1.3 km · 5.00★ (40)proven | Condo (title) | 1BR/1BA sleeps 2 | $7k $105/nt · 37% occ $7k × 1.25 bed × 0.88 loc = $8k | Fair | Beachfront listing — subject is not beachfront (apple-to-apple pool). | |
#2 Rita & Sonny Beach Apartment 1.4 km · 5.00★ (28) | Condo (title) | 1BR/1BA sleeps 2 | $8k $105/nt · 43% occ $8k × 1.25 bed × 0.88 loc = $9k | Fair | Not a proven operator (needs 4.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM). | |
Spora Sunrise Loft – Pools & Beaches Retreat 1.6 km · 5.00★ (71)provenstrong op | Rental unit Entire rental unit | 1BR/1BA sleeps 3 | $10k $100/nt · 34% occ $10k × 1.25 bed × 0.93 operator = $11k | Fair | — | |
The Jewel of Playa Negra 3.2 km · 5.00★ (130)provenelite opwalk to beachtier b | Rental unit Entire rental unit | 1BR/1BA sleeps 2 | $14k $98/nt · 53% occ $14k × 1.25 bed × 0.85 loc × 0.88 operator = $13k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). |
§2
Assignment scope & assumptions
- Engine
- V5 · condo
- 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
- Condos · STR rentable
- Size
- 2BR / 2BA · 1,765 sqft
- Asking
- $345k
- Gallery segment
- Premium
- Traits
- beachClose, patio, outdoor_dining, crib
§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 condo.
- 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 search99All unique STR comps within 4 km of subject pin.
2Proven operators294.8★+, 30+ reviews (or 4.75★+, 50+ reviews), 180+ bookable nights TTM
3Credible + weighted261 received positive weight after filters.
4Headline blend1Positive-weight picks that move published headline.
- 1 proven operator within 1 km (informational — not a publish gate).
- Apple-to-apple headline pool — non-view proven operators only (subject has no confirmed ocean view).
- Apple-to-apple headline pool — walk-to-beach comps only (subject is not beachfront).
- Pin ±1BR thin — 1/3 within 4 km.
- Only 1 comps in headline blend (need 2)
§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.
- 2×Community tier−10% Unlisted condo STR band (Budget (C))
- 3Comp weight60% map distance · 40% bedroom matchCloser same-bed comps rank higher; view/walk/luxury/operator descale applied separately.
- 4×Near-small-proofConservative bed bridgeV5 condo — no band winsor; weights encode community, view, and walk spread.
- 5→Weighted bandLow / reconciled / high on 1 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
101 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 (73)Product type mismatch (16)View alignment (7)Walk / beach alignment (2)
§8
Reconciliation
- Headline revenue uses the Low indication from the weighted blend — low and high bracket the adjusted comp range.
- 1 of 1 headline comp carry bed, luxury, location, or operator descale before weighting.
- Published estimate is thin — insufficient local proof; numbers may be suppressed on map pick.
Community tier
- Unlisted condo — Budget (C) (default tier-C haircut when no registered polygon).
- Same-complex proven STR preferred; ≥3 nearby proven condo comps can anchor when in-complex is thin or unlisted.
- Corridor villa comps do not anchor budget condo headlines.
V5 condo engine
- Condo lane — spread from community tier, finish/positioning, view and walk alignment (not pool table stakes).
- Strict product type: villa/home STR titles are hard-excluded; condo/apt types only (Airbnb propertyType + title).
- No corridor band winsor or geo pool-gap — comp weights carry location and product fit.
- Basis: V5 condo.
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: premium.
- No tier-2 positioning haircut — standard segment and rental-ready finish.
What runs when the pool clears
- Positive-weight comps in the estimate blend move the published revenue band — same set shown in the table below.
- Recipe traits (pool, view, product type) adjust scaled revenue before weighting.
- Still verify title, water (AyA/ASADA), building permits, and bed count 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.