E10. Legality, occupancy and ADR with source, seasonality, furnishing budget, LTR fallback rent, break-even, cash flow, regulation risk, and STR / MTR / LTR choice with reasoning.
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Address and parcel must be verified against at least 2 public sources before any number is used. Unverified means HOLD.
Legality is checked before revenue. A seller-stated STR permission is a claim, not a fact. Verify from the zoning map, the HOA documents, and the ordinance text.
ADR needs at least 2 independent sources. ADR from a single platform estimate is a kill condition, not a low-confidence number. Occupancy needs a named source too. Seasonality is entered in days so the year sums to 365.
| Season | Days | Occupancy (%) | ADR ($/night) | Booked nights | Revenue ($) |
|---|---|---|---|---|---|
| Peak | N/A | N/A | |||
| Shoulder | N/A | N/A | |||
| Off-peak | N/A | N/A |
Furnishing is an upfront cash cost, not a monthly rent assumption. Enter each line from a bid, a quote, or a priced list, or mark it N/A. The total is the sum of the lines. Amortisation uses a 60 month useful life, stated as an assumption.
Fixed costs are monthly costs that do not change with bookings. Platform, management, and cleaning are variable and are calculated from revenue and booked nights. PITI is entered as a monthly number; this tool does not compute a mortgage payment.
The LTR fallback is what the property earns if STR is banned, capped, or underperforms. MTR is 30+ day furnished stays. Both are calculated on their own costs, not on STR costs.
Break-even is solved from fixed costs and the variable rates, not guessed. Cleaning is a variable cost per booked night through turnovers.
Stabilized cash flow uses furnishing amortisation. Year 1 cash flow uses the upfront furnishing total instead of amortisation, so Year 1 is lower by design.
Check every risk that applies. Regulation risk does not change the math, it changes whether the math can be relied on.
Choice rule, stated before the result: the winner is the highest stabilized monthly cash flow among STR, MTR, and LTR, unless a kill fires (then PASS, section 13) or STR wins with 3 or more regulation risk flags (then the next best strategy is recommended and the STR win is flagged as high risk). The reasoning below is generated from the numbers, not written by hand.
Any gate at fail or hold shows HOLD. Do not round a hold up to a pass.
Every engine ends here. A kill is a successful run, not a failed one. If any kill fires, the recommendation is PASS, explicitly.
The deal on one page. Print this section for the file copy. It updates live from the inputs above.
Generated from the inputs above. Offer authorized is always false in this tool. The receipt is evidence, not an offer.
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How it works: confirm the parcel from at least 2 public sources, verify STR legality from zoning, HOA documents, and the ordinance, collect ADR from at least 2 independent sources, enter seasonality in days, price furnishing line by line, enter fixed and variable costs, and let the tool compute blended ADR, annual gross, break-even occupancy, STR Year 1 and stabilized cash flow, MTR cash flow, and LTR fallback cash flow from the exact formulas on the page. The choice in section 10 follows the stated rule. A share link encodes the whole deal in the URL hash so someone else can open the same numbers in their own browser. Nothing is uploaded.
What this is not: not an appraisal, not a survey, not legal, tax, or lending advice, and not a guarantee of occupancy, ADR, rent, or a sale. It does not invent comps, zoning, prices, or ordinance text. If a field cannot be verified, it stays N/A. A high STR cash flow does not mean a deal is good, and a PASS does not mean a property is bad. It means the evidence in this run does not support proceeding as an STR on the stated terms. No offer is quoted without Jeramie.
Honest gaps and limits. This tool does not compute a mortgage payment; PITI is entered as a monthly number. It does not pull live platform data, AirDNA data, or county records; every ADR, occupancy, rent, and legality fact is entered by hand with a source. Seasonality uses the entered days and rates only and does not model events, new supply, or platform algorithm changes. Furnishing amortisation uses a flat 60 month life, which is an assumption, not a tax rule. Cleaning cost assumes turnovers equal booked nights divided by average stay. MTR and LTR costs are simplified and do not include vacancy loss beyond the entered LTR vacancy or MTR occupancy, leasing fees, or eviction cost. Layout was not eyeballed in a real browser. Related modules: Real Estate Agent hub, Residential Underwriting Engine, E1 Land and Zoning Unlock.
The E10 system prompt text is embedded in this file for copying. Use the Copy system prompt button above. It is not sent anywhere by this tool.