ℹ️ Context only. These figures feed the tax-shelter math for the single deal below. This tool analyzes one property at a time — it does not aggregate your net worth, open lines of credit, or other properties. (The "Portfolio Roll-up" in the Deal Library is the only multi-deal view, and it just sums saved deals.)
Net Worth
$11.56M
Debt-free
REPS Hours
480 / 750
On pace
Suspended PAL
$379,944
Unlocks 2026
Inherited IRA
$1.080M
Drain by 2030
STEP 1Paste the Listing & Address — Drop a PDF, Pick a File, or Paste
How to use — 5 steps
Paste it (Step 1). Drop a PDF or paste an Airbnb / Zillow / Revedy / STR-Insights listing here → Parse & Populate. Or use Listing Scanner for a URL or broker email.
Quick verdict (Step 2). In Quick Assessment enter price + annual revenue + address → instant will-it-cash-flow answer. Tax & insurance auto-estimate from the address.
Build the pro forma (Step 3). Click ⬇ Build full pro forma, then refine line-item expenses, financing, renovation & cost-seg in Deal Inputs.
Deep dive (Step 4). Review Pro Forma & Returns (IRR), Exit / recapture, then run 🎲 Monte Carlo & Scenarios — all for this one property.
Save & export. Name the deal, 💾 Save, then PDF (Personal/Share) or CSV. Personal & financial data sits at the very bottom.
📄 Drag a PDF anywhere on this page, or use the buttons below
Score the property's non-replicable advantages. This helps agents prioritize true scarcity assets and improves long-term exit value. Use alongside the main scoring.
Tip: 8+ scores are rare and powerful. Combine with creative financing or new development for top-tier deals. In highest-gross luxury markets, revenue can sometimes compensate for lower moat scores.
🏦 Portfolio & Balance Sheet — multi-property + your real financial picture
This is the portfolio view you asked about. It combines your saved STR deals with your balance sheet + lines of credit, computes acquisition dry powder, and runs a portfolio-level Monte Carlo across all saved deals together (the single-deal panels above stay per-property). Balance-sheet figures are PRIVATE — hidden on the Share PDF.
Balance Sheet — as of 5/30/26 [PRIVATE]
Capital Capacity & Lines of Credit [PRIVATE]
Both lines read $0 drawn on your 5/30/26 statement → $2,186,400 undrawn capacity.
STR Portfolio Roll-up (saved deals)
STEP 1bListing Scanner & Agent Analysis
Paste a listing URL (Zillow / Redfin / Realtor / Rabbu / AirDNA / Airbnb / VRBO / Compass / HAR) or the whole email/text a broker sent you. This ports the in-browser logic from the standalone str-scanner: it (1) triages whether it's a genuine "review this listing" message, (2) extracts address / city / state / ZIP / price, (3) finds new STR-producing agents in that ZIP, and (4) generates an AI underwriting prompt seeded with this deal's modeled numbers.
The Gmail/SMS 6-month auto-pull still runs in the Python str-scanner on the worklaptop — this is the single-listing in-browser counterpart.
STEP 1cMarket Comps — AirROI (Airbnb / VRBO data)
Pull real STR comps for this ZIP/market. One call returns an AirROI revenue estimate (with a P25–P90 range) plus 25 nearby comparable listings' actual trailing-12-month revenue, ADR & occupancy. Works for both an existing STR and a conversion — set the subject property's beds/baths/guests, then send any scenario to Annual Revenue.
Uses your AirROI API key ($0.01/call). Browsers block AirROI directly (CORS) — deploy the included airroi-proxy.js Cloudflare Worker (free) and paste its URL below. Your key + saved deals never leave your machine.
STEP 2Quick Assessment — Will it cash flow?
Napkin test: enter price, annual revenue, and address/ZIP → instant verdict. Property tax & insurance auto-estimate from the address. Then click Build full pro forma to refine line-item expenses, ramp, reserves, IRR & exit below.
3
Property Details & Financing
Enter address above → Verify → Auto-fill will populate taxes & expenses.
Field confidence:🟢 confirmed from listing🟡 estimated from address⚪ default — please review
Acquisition Cost
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Financing
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Cost Segregation
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Beach 70% · Condo 95% · Mountain 85% · Smokies 92% · Lake 85% · City 80% reclass typical. 2026 OBBBA: 100% bonus dep permanent for assets placed-in-service after Jan 19 2025.
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Revenue — Set ADR & Occupancy
Revenue Drivers
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Set to 0 → model computes from ADR × Occ × Days/mo × 12
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Market Comps
Pull real STR comps for this market. Address syncs from Step 3. Results update ADR suggestion below.
Beds syncs from Step 3 · set Baths & Guests in the Market Comps panel below.
🛁 Amenity Upgrade Estimator
Check amenities you plan to add → see ADR uplift, projected revenue & install CapEx
📍 Market ADR Distribution —
Your base: With upgrades:
Base ADR: —
Uplift: +0%
Proj ADR: —
Proj Annual Rev: —
Install CapEx: $0
Uplifts compound (not additive). Source: AirDNA market studies & Rabbu amenity data. Install costs are mid-range estimates — get local bids. "Apply" pushes new ADR into the model and adds install costs to the Reno/Furnish field. "Calibrate" uses your loaded AirROI comps to show real market percentile positioning.
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Operating Expenses
Click 🪄 Auto-fill (or Verify Address in Step 3) to auto-populate tax, insurance & operating costs. 🟡 = estimated from address · 🟢 = confirmed from listing · ⚪ = default.
Fixed Annual
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% of Revenue
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Your 2026 income & carryforwards live in the Private — Income & Tax panel (scroll to bottom). They only affect the tax-shelter math, not cash-flow verdict.
State-aware commercial STR premium estimate from per-state $/sqft dwelling rates + FEMA flood zone + coast distance + peril profile.
Hurricane (FL/TX/Gulf/Atlantic), wildfire (CA/CO/UT/WY/MT/ID/AZ/NM/NV/OR/WA), tornado/hail (Plains), earthquake (Pacific/Wasatch), winter freeze. Also shows the state landlord-premium benchmark as a sanity check. Not a quote.
📍 Address Auto-Fill (any US address)
Geocodes via Census (primary) → Nominatim (fallback) → state-from-text (always works). Pulls FEMA flood zone + coast distance + state peril profile, then sets state, risk zone, flood zone, and carriers. Year built / sqft / construction stay manual (county appraiser link appears after lookup).
Status appears here after lookup. Pre-filled with the Siesta Key test case.
Location Profile
Wind / Wildfire Mitigation
-25% wind
-10% wind
-10% wind
-5% wind
-15% wind
-35% flood
-20% fire
Property Details
STR Coverage Stack
National STR specialists (all 50 states):Proper ·
Steadily ·
CBIZ ·
Safely ·
Obie State-specific carrier suggestions appear after address lookup.
💰 Deal Economics
📉 Cost Segregation Y1
📈 Multi-Year Pro Forma & Levered Returns
IRR/MIRR via cash-flow solving; levered IRR includes after-tax net sale proceeds in the exit year. Pro forma applies revenue growth, expense inflation, and a CapEx reserve.
🚪 Exit & Tax-at-Sale (Depreciation Recapture)
🎯 2026 Tax Picture [PRIVATE - hidden on shared PDF]
🎚️ Sensitivity, Tornado & Monte Carlo — scope: THIS single property only
These simulations randomize this one property's ADR, occupancy, exit cap, and revenue growth to show the range of its levered IRR. They do not model your portfolio, net worth, or lines of credit.
Levered IRR Sensitivity — ADR × Occupancy
Tornado — IRR swing (±15% per driver)
Monte Carlo — this property only (ADR, Occ, Exit Cap, Growth)
🪞 Scenario Comparison (Base / Upside / Downside)
🎯 Fit Score (v13 Enterprise)
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Verdict
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Action
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Save This Deal
Saved deals appear in the Deal Library at the top. Click ⬇ Export JSON regularly to back up your library.
🧪 Engine Self-Test — validated vs your professional consultation (9 deals)
Drives the calculation engine with the exact inputs from your Property Finder Consultation workbook (Elkton VA · Massanutten VA · Estes Park CO ×2 · Welches OR · Mariposa CA · Siesta Key FL ×2 · Waddy KY) and checks the tool reproduces each. Revenue, OpEx, NOI, and Cap rate must match to the dollar — these are the deterministic engine. Debt service is shown for reference: it ties within ~0.6% (PMT rounding) on most deals; a few consultations financed furnishings or used a custom loan amount, which shows a larger debtΔ (a financing-assumption difference, not a calc error). Run this after any change to confirm the math still ties out.