Peninsula Papagayo · Guanacaste
Villa El Alma - Peninsula Papagayo, CR
Homes · 3 bd · 3.5 ba · 7,007 sqft
$7,500,000
View broker listing ↗via Flamingo Beach Realty · asking
Asking
$7,500,000
too few comps to rank
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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.
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.
Click a pin to add or remove it from your estimate. Hover a row to highlight the matching pin.
Available nearby (1 of 1 · 4.5 km)
Same product type, nearest first — add any to your estimate. Filters apply to this list and gray map pins.
| Pick | Comp | Type | Size | TTM rev | Match | Why excluded |
|---|---|---|---|---|---|---|
Villa 3BR Closer beach Easy access -Gated Com 4.3 km · 5.00★ (56)provenstrong opbeachfront | Entire villa | 3BR/2BA sleeps 6 | $23k $174/nt · 36% occ $23k × 0.78 loc × 0.93 operator = $16k | Loose | Beachfront listing — subject is not beachfront (apple-to-apple pool). |
Assignment scope & assumptions
- Engine
- V5 · home villa
- 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.
Subject property
- Product
- Homes · STR rentable
- Size
- 3BR / 3.5BA · 7,007 sqft
- Asking
- $7.5M
- Community
- Peninsula Papagayo · Premium (A)
- Gallery segment
- Luxury
- Traits
- ocean_view, pool, hot_tub, patio, outdoor_dining
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: V5 home.
- 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.
Comp selection funnel
- No ocean-view proven operators in range — mixed comps kept; non-view down-weighted.
- Insufficient apple-to-apple proven operators (0/2) — headline withheld.
- Headline withheld — insufficient apple-to-apple proven operators.
Rejected from pool
2 comps did not move the estimate — summary by exclusion reason. Full list (same product type as subject) is collapsed under §1 Estimate blend.
Reconciliation
- Headline withheld — no comps cleared the proof gate and weight filters.
Community tier
- Peninsula Papagayo — Premium (A).
- Same-tier and same-complex comps; premium gated neighbors allowed with full weight.
- 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.
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: luxury.
- 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.
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.