Short-Term Rental Comparative Market Analysis

Mistiq Los Cabos Your Financial Plan

A complete rental-market analysis, operating budget and management proposal for a 3-bedroom, 3.5-bathroom Mistiq residence without an unobstructed ocean or Arch view.

Target Gross Revenue$40,890Base annual accommodation revenue
Target Occupancy44%161 booked nights annually
Blended ADR$254Seasonally adjusted booked-night rate
First-Year Owner Net$6,032Before mortgage and owner taxes
01 · Executive Position

What you can expect

This report separates market-supported projections from planning assumptions. Together, we will replace those assumptions with your actual HOA, utility and insurance statements before finalizing the operating plan.

Recommended underwriting position

Your Mistiq residence has strong physical advantages for a group rental—large interiors, 3.5 bathrooms, pools, gym, security and proximity to central Cabo. However, we should not position it like an ocean-view penthouse. Our recommended base model therefore targets market-level occupancy with a three-bedroom rate premium while applying a limited-view discount.

  • ✓Use a $40,000–$45,000 annual gross target as the realistic stabilized operating objective.
  • ✓Treat $55,000+ as an upside case requiring excellent furnishings, reviews, direct bookings and strong holiday performance.
  • ✓Charge turnover cleaning to the guest whenever possible, rather than absorbing it as a routine operating expense.
  • ✓Protect margin through electricity controls, direct-booking growth and disciplined low-season pricing.

Your key decision number

Your property must generate enough rent to cover both performance-based rental costs and the year-round expenses that continue while it is vacant.

Approximate First-Year Break-Even $31,724 Gross accommodation revenue, before debt service and owner income taxes
  • 1Below break-even: you may need to contribute toward operating costs.
  • 2Base case: approximately $6,032 in your first-year net proceeds.
  • 3Upside case: approximately $16,069 in your first-year net proceeds.
02 · Your Property

Underwriting assumptions

We will finalize these assumptions after the physical walkthrough and our review of your closing documents.

Residence3 Bedrooms

Three private sleeping rooms; final bed configuration to be confirmed.

Bathrooms3.5 Bathrooms

Strong group-rental advantage and reduced morning congestion.

Target Capacity6–8 Guests

Eight only with suitable permanent sleeping arrangements and HOA approval.

View PositionLimited / No Open View

Underwritten below premium ocean- and Arch-view Mistiq inventory.

AmenitiesPools + Gym

Community infinity pools, gym, clubhouse, gardens, parking and elevators.

Rental TypeEntire Residence

Professionally managed short-term rental with guest access controls.

CleaningGuest-Paid Target

Recommended cleaning charge of approximately $230–$275 plus IVA.

Owner UseBlocks Revenue

We should identify your peak-date stays before the annual rate calendar is released.

03 · Market Validation

Current evidence supporting the model

Public rates are snapshots, not guaranteed achieved ADR. We use them alongside neighborhood performance data and your residence's specific strengths and limitations.

El Tezal Occupancy44%

Average share of available nights booked across 457 active listings through June 2026.

AirDNA market source →
El Tezal ADR$206

Neighborhood-wide average booked-night rate. Your residence is modeled above this because it is a larger 3BR/3.5BA property.

AirDNA market source →
Mistiq 3BR FloorFrom $122

Mistiq's direct rental site currently advertises a 3-bedroom apartment for six guests from approximately $122 per night.

Mistiq direct rentals →
Airbnb August Samples$215–$291

Five-night Airbnb snapshots for selected 3BR El Tezal/Mistiq comparables, expressed as displayed total divided by five nights.

Review live comparable set →
CMA conclusion: The base model's $254 achieved ADR is above the $206 all-property El Tezal average because your residence is a larger 3BR/3.5BA product. Current Mistiq direct starting rates can fall near $122 on selected dates, while the reviewed August Airbnb set equated to approximately $215–$229 per displayed night for standard ocean-view comps and $291 for a premium rooftop product. Your no-open-view rate should remain below those view-driven benchmarks.
04 · Live Airbnb Comparable Set

Comparable listings for us to review together

These public Airbnb snapshots were checked July 22, 2026. Each price is tied to the dates Airbnb displayed and is not a permanent nightly rate.

Closest four 3BR / 3.5BA ocean-view comps $225 average displayed price / night

The four most comparable August search snapshots ranged from $215 to $229 per displayed night. Applying a CEM underwriting reduction of approximately 15%–20% for your residence's limited/no-open-view position produces an indicated August target of approximately $180–$191 per night. That adjustment is a management judgment, not a published Airbnb statistic.

Comparable Snapshot Range$215–$229

Four 3-bedroom, 3.5-bathroom ocean-view listings during August 2026.

Premium Rooftop Benchmark$291

Mistiq 3BR with private rooftop jacuzzi and Arch/ocean views.

Closest Mistiq Comp4.99 · 129 reviews

An Amazing Luxury Apartment in Mistiq Los Cabos

3 bedrooms · 5 beds · 3.5 baths · ocean-view positioning

Displayed 5-night total$1,144
Equivalent / night$228.80
Airbnb snapshot: August 24–29, 2026 · displayed discount from $1,264
Open Airbnb listing →
3BR / 3.5BA Comp4.95 · 37 reviews

Cabo-Chic Ocean-View 3 Bedroom, 3.5 Bath Condo

3 bedrooms · 4 beds · 3.5 baths · ocean-view positioning

Displayed 5-night total$1,147
Equivalent / night$229.40
Airbnb snapshot: August 4–9, 2026
Open Airbnb listing →
El Tezal Comp4.98 · 46 reviews

Oceanview Luxury | Modern Décor | Vista Vela

3 bedrooms · 4 beds · 3.5 baths · established ocean-view competitor

Displayed 5-night total$1,136
Equivalent / night$227.20
Airbnb snapshot: August 2–7, 2026 · displayed discount from $1,271
Open Airbnb listing →
Established Comp4.87 · 141 reviews

Ocean-View, Pool, Walk to Costco & Soriana

3 bedrooms · 4 beds · 3.5 baths · strong review history

Displayed 5-night total$1,075
Equivalent / night$215.00
Airbnb snapshot: August 1–6, 2026 · displayed discount from $1,215
Open Airbnb listing →
Premium Mistiq Ceiling5.0 · private rooftop

Open Sky Condo @Mistiq — Ocean View, Rooftop & Jacuzzi

3 bedrooms · 3 king beds · 3.5 baths · private rooftop jacuzzi · ocean and Arch views

Displayed 5-night total$1,455
Equivalent / night$291.00
Airbnb snapshot: August 1–6, 2026. This is an upper benchmark and is not directly comparable to your no-open-view residence.
Open Airbnb listing →
Market-Level Fact44% occupancy

AirDNA reports 457 active El Tezal listings, $206 ADR and $14.3K average annual revenue across all property sizes. View AirDNA →

Mistiq Advertised FloorsFrom $122

Mistiq's direct rental site currently shows several 3BR products from approximately $122–$132 per night, demonstrating aggressive floor pricing on selected dates. View live rates →

Airbnb Pricing RuleDates control price

Airbnb listings require selected travel dates for exact pricing, and cleaning, platform fees and taxes can change the guest's checkout total. Airbnb fee guidance →

Channel economics materially affect your net income

The base P&L uses an 8% blended distribution assumption and therefore requires a mix of direct, repeat and lower-cost channel bookings. Airbnb states that software-connected listings in Mexico generally use the single-fee structure at 16% of the booking subtotal. If every base-case reservation carried a 16% Airbnb host fee rather than the modeled 8% blend, your projected first-year net proceeds would fall by approximately $3,271—from $6,032 to about $2,760.

Modeled Blended Cost8%
Airbnb Mexico Single Fee16%
Base Owner Net$6,032
Airbnb-Only Illustration$2,760
Guest checkout taxes: Airbnb states that Mexico stays may be subject to 16% VAT on accommodation and cleaning, and Baja California Sur bookings carry a 4% lodging tax. These guest-facing taxes are separate from CEM's management fee and can make the checkout total materially higher than the host's advertised nightly rate.
05 · Pricing Strategy

Recommended rate architecture

We will adjust rates daily based on demand, lead time, remaining availability, events, review count and competitive inventory.

Holiday Premium$450–$650

Christmas, New Year and select compression dates; minimum stays apply.

Peak Season$240–$340

November through April, excluding premium holiday dates.

Shoulder Season$205–$255

May and October, with weekend and event adjustments.

Low Season$160–$220

June through September; prioritize occupancy and review generation.

MonthBooked NightsOccupancyProjected ADRGross RentEstimated Monthly Cash Flow
January1858%$280$5,040$1,151
February1761%$290$4,930$1,543
March1858%$300$5,400$1,852
April1550%$255$3,825$816
May1342%$225$2,925$224
June1137%$205$2,255($217)
July1032%$195$1,950($418)
August826%$180$1,440($753)
September723%$175$1,225($895)
October1135%$220$2,420($108)
November1550%$260$3,900$865
December1858%$310$5,580$1,971
Annual Base Projection16144%$254$40,890$6,032
Monthly cash flow methodology: variable costs are modeled at 34.2% of gross rent: 20% CEM rental management, 16% IVA on that management fee, an 8% target blended distribution/platform cost and a 3% maintenance reserve. The 8% platform assumption is achievable only with a diversified channel mix; an Airbnb-only software-connected strategy may carry a 16% Airbnb host fee in Mexico. Fixed annual costs are allocated monthly; the $400 onboarding fee plus IVA is included in January.
06 · CEM Service Structure

Clear, separate management fees

Property oversight protects the residence year-round. Vacation-rental management is performance-based and is charged only when rental income is generated.

Your Mistiq residence is supported by two distinct services: required year-round property oversight that protects the home and keeps its finances organized, plus performance-based vacation-rental management charged only when the property produces rental income.

Property Management
$324+ IVA / month

Required monthly minimum for ongoing property oversight and financial reporting.

  • Base Property Management$249 + IVA
  • Bookkeeping & Analytics$75 + IVA
  • Required Monthly Total$324 + IVA
  • One-Time Property Onboarding$400 + IVA
Month-to-month · 30-day cancellation notice · No cancellation fees
Vacation Rental Management
20%+ IVA of gross rental income

Performance-based fee only. The vacation-rental management fee is charged only when the property generates rental income.

  • Revenue strategy and calendarIncluded
  • Guest inquiries and communicationIncluded
  • Arrival and departure coordinationIncluded
  • Cleaning and maintenance coordinationIncluded
90-day cancellation notice · No cancellation fees
Required Monthly ServicesMonthly Fee
Base Property Management$249 + IVA
Bookkeeping & Analytics$75 + IVA
Required Monthly Total$324 + IVA
Optional / One-Time ServicesFee
Bill-Pay Service$50 + IVA / month
Vehicle Care Program$25 + IVA / month / vehicle
Property Onboarding$400 + IVA one time
07 · Owner P&L

Complete first-year operating budget

All amounts are USD planning estimates. We will replace costs labeled as assumptions with your actual statements before finalizing the operating budget together.

Gross Rental Revenue$40,890161 nights at a $254 blended ADR
Total First-Year CEM$14,461Rental fee, IVA, monthly PM and onboarding
Total Operating Costs$34,858Includes CEM, platforms, HOA, utilities and reserves
Estimated Owner Net$6,032Before mortgage and owner income taxes
Expense CategoryBasisAnnual Estimate
Cabo Estate Management
Vacation-Rental Management20% of $40,890 gross rent$8,178.00
IVA on Vacation-Rental Management16% of management fee$1,308.48
Required Property Management$324 × 12 months$3,888.00
IVA on Required Property Management16% of monthly fees$622.08
Property OnboardingOne-time first-year charge$400.00
IVA on Property Onboarding16% of onboarding$64.00
Total First-Year CEM CostRequired + performance-based$14,460.56
Distribution and Variable Reserves
Platform / Distribution Cost8% target blended channel assumption$3,271.20
Maintenance and Capital Reserve3% of gross rent$1,226.70
Property Operating Costs
HOA Dues Planning Assumption$450 × 12; replace with actual HOA statement$5,400.00
Electricity / CFE Planning AssumptionAnnual allowance with summer AC usage$4,200.00
Internet$60 average per month$720.00
Water and / or PropaneAnnual operating allowance$480.00
Linen, Towel and Housewares ReplacementAnnual replacement allowance$1,200.00
Property Insurance Planning AssumptionReplace with actual premium$1,200.00
Pest Control and Preventive HVACScheduled preventive program$900.00
Owner-Use / Periodic Deep CleaningNot charged to rental guests$900.00
Accounting / Compliance ReserveExternal tax or legal work not included in CEM bookkeeping$900.00
Total Estimated First-Year CostsBefore mortgage and owner taxes$34,858.46
Estimated First-Year Owner NetGross rent less modeled costs$6,031.54
Estimated Stabilized Owner NetSecond year; onboarding removed$6,495.54
Not included: mortgage or financing, acquisition costs, owner income tax, tax withholding or remittance handled by booking channels, major capital replacements, HOA special assessments, owner travel, optional bill-pay service, vehicle care, or lost income from owner-occupied dates. Cleaning is excluded because it is intended to be charged separately to guests.
08 · Sensitivity Analysis

What changes your result

All scenarios use the same first-year fixed-cost model and the same 34.2% variable-cost structure.

Conservative

$24,600

Gross annual rental revenue

Booked Nights
120
Occupancy
33%
Blended ADR
$205
First-Year Owner Net
($4,687)
Recommended Base

$40,890

Gross annual rental revenue

Booked Nights
161
Occupancy
44%
Blended ADR
$254
First-Year Owner Net
$6,032
Strong Performance

$56,145

Gross annual rental revenue

Booked Nights
197
Occupancy
54%
Blended ADR
$285
First-Year Owner Net
$16,069

First-year operating break-even

At the modeled cost structure, approximately 125 booked nights at a $254 ADR would be required to cover operating costs.

≈ $31,724 gross
09 · Full-Service Operation

What Cabo Estate Management handles

Our goal is to give you one accountable local team for your property, rental operation, vendors, guest experience and reporting.

Property Oversight

Scheduled checks, access coordination, incident reporting, vendor supervision and direct updates to you.

Bookkeeping & Analytics

Organized reporting, expense tracking, rental-performance analysis and clear budget visibility for you.

Revenue Management

Dynamic pricing, minimum stays, gap-night strategy, promotional controls and calendar optimization.

Guest Communication

Inquiry response, reservation support, pre-arrival instructions, house rules and in-stay assistance.

Turnover Coordination

Housekeeping scheduling, inspection follow-up, linen controls, damage documentation and restocking coordination.

Maintenance Coordination

Preventive schedules, repair bids, technician access, photo documentation and completion verification.

Access & Security

Guest registration, smart-lock coordination, approved vendor access and community-security communication.

Bill-Pay Option

Optional coordination of HOA, electric, internet, taxes, insurance and other approved recurring obligations.

Vehicle Care Option

Optional scheduled vehicle checks and basic coordination for each enrolled vehicle.

10 · Execution Roadmap

90-day rental launch plan

Our first objective is not the maximum possible price; it is launching correctly, protecting your property and building enough reviews to support higher stabilized rates.

01
Days 1–15

Property Audit

Together, confirm HOA rules, utilities, insurance, furnishings, inventory gaps, safety items, smart access and your owner closet.

02
Days 16–30

Rental Readiness

Complete furnishing, linens, kitchen setup, maintenance, deep clean, styling, photography and listing content.

03
Days 31–60

Controlled Launch

Open calendars with introductory pricing, three-night minimums, guest screening and intensive quality-control follow-up.

04
Days 61–90

Stabilize Revenue

Review conversion, guest feedback, cleaning quality, platform mix and achieved ADR; remove unnecessary discounts.

11 · Rental Readiness

Suggested setup and reserve budget

You have indicated that furnishing is largely covered. This table is a maximum planning framework for us to review, not an automatic spending recommendation.

Setup CategoryPurposeWorking Allowance
Remaining Furniture / Bedroom CompletionOnly items still missing after walkthrough$8,000–$14,000
Mattresses, Linens, Pillows and TowelsHotel-ready three-set linen program$3,500–$4,500
Kitchen Equipment and HousewaresComplete guest-ready inventory for 8$1,800–$2,500
Smart TVs, Wi-Fi Mesh and Smart LockReliable access, streaming and connectivity$2,500–$3,500
Window Treatments, Artwork and StylingCompensate visually for limited-view position$2,500–$4,000
Patio / Balcony FurnishingsComplete outdoor guest experience$1,500–$2,500
Safety, Owner Storage and SignageDetectors, extinguisher, first aid, locked storage$700–$1,000
Deep Clean, Organization and PhotographyProfessional launch preparation$1,500–$2,000
ContingencyUnexpected punch-list items$2,500–$3,500
Maximum Planning RangeFinal spend determined after audit$25,000–$37,500
12 · Owner Decisions

Items we will finalize together

These decisions turn the preliminary CMA into an approved operating plan and final management proposal.

Documents and details we will review

  • ✓Actual HOA statement and rental rules
  • ✓Previous 12 months of CFE bills
  • ✓Insurance policy and annual premium
  • ✓Exact square footage and unit number
  • ✓Final bed and sleeping configuration
  • ✓Existing furniture and inventory list
  • ✓Your planned use dates and blackout periods
  • ✓Preferred monthly expense approval limit
  • ✓Tax and ownership-entity instructions
  • ✓Decision on optional bill-pay service

Recommended initial selections

The following structure provides the cleanest launch and reporting process.

Required Property Management$324 + IVA per month
Vacation Rental Management20% + IVA of gross rental income
Optional Bill-Pay$50 + IVA per month
Onboarding$400 + IVA one time
Initial Rental Target$40,000–$45,000 annual gross
13 · Sources & Limitations

Research basis

Public-source market data and Airbnb snapshots were checked on July 22, 2026. Availability, discounts and displayed totals can change at any time.

  1. 01AirDNA, El Tezal market overview: updated July 5, 2026; 457 active listings, $14.3K average annual revenue, 44% occupancy, $206 ADR and $80 RevPAR. View source
  2. 02Mistiq International Rental: public starting-rate page showing a 3-bedroom apartment from approximately $122 and multiple Mistiq 3-bedroom products from approximately $126–$132 per night on selected dates. View source
  3. 03Airbnb — An Amazing Luxury Apartment in Mistiq: public August 24–29, 2026 snapshot showing $1,144 for five nights, 3 bedrooms, 5 beds, 3.5 baths and a 4.99 rating from 129 reviews. Open listing
  4. 04Airbnb — Cabo-Chic Ocean-View 3BR: public August 4–9, 2026 snapshot showing $1,147 for five nights, 3 bedrooms, 4 beds, 3.5 baths and a 4.95 rating from 37 reviews. Open listing
  5. 05Airbnb — Oceanview Luxury at Vista Vela: public August 2–7, 2026 snapshot showing $1,136 for five nights after a displayed discount, with 3 bedrooms, 4 beds, 3.5 baths and 46 reviews. Open listing
  6. 06Airbnb — Ocean-View, Pool, Walk to Costco & Soriana: public August 1–6, 2026 snapshot showing $1,075 for five nights after a displayed discount, with 3 bedrooms, 4 beds, 3.5 baths and 141 reviews. Open listing
  7. 07Airbnb — Open Sky Condo @Mistiq: public August 1–6, 2026 snapshot showing $1,455 for five nights; premium 3BR/3.5BA positioning with private rooftop jacuzzi and ocean/Arch views. Open listing
  8. 08Airbnb service-fee policy: listings in Mexico using the single-fee structure are charged 16%; the structure is mandatory for certain hosts, including property-management-software users. View source
  9. 09Airbnb Mexico tax guidance: guests may be subject to 16% VAT, and Baja California Sur bookings carry a 4% lodging tax on the listing price including cleaning fees. View source
  10. 10Mistiq official project site: community amenities include infinity pools, gym, clubhouse, solarium, parking, gardens, elevators and concierge. View source
Important disclosure: This is a preliminary short-term-rental CMA and budget, not an appraisal, securities offering, tax opinion or guarantee of income. Actual performance depends on the exact unit, furnishings, views, HOA restrictions, owner use, reviews, pricing, market conditions and operating execution. CEM fees are calculated before other property costs. IVA is shown separately, and final invoices are issued in Mexican pesos at the applicable exchange rate.
Cabo Estate ManagementProperty Management · Home Watch · Vacation Rental Management · Concierge
Office: +52 (624) 159-3843 · hello@caboestatemgmt.com
Prepared for Brent PertlMistiq Los Cabos · 3 Bedrooms · 3.5 Bathrooms
Confidential Owner Planning Document · July 22, 2026