A complete, unblurred investment analysis for a real Las Terrenas property. This is exactly what you get for every listing you analyze.
01
The assessment
composite of 10 indicators across revenue, cost and value
63
of 100
Fair Deal
Decent fit — do extra due diligence
Walking distance to the beach (~50 m)
Furnished and rental-ready
Multiple premium features detected
Revenue potentialHow much rental income this property could realistically generate. Driven by expected nightly rate, occupancy, and net operating income.61/100
$24,859/yr · 8.0% yield · 57% occ.
Cost of ownershipThe total cost burden of owning the property, from purchase fees to monthly bills — and how easily rental income covers them.51/100
$860/mo · 39.0% breakeven
Value assessmentWhether the asking price is fair given the property’s size, features, and local price-per-square-meter benchmarks.82/100
1.00× market
02
Revenue
benchmarked against 128 comparable rentals
Annual revenue
$24,859
optimistic case · 57% occupancy · seasonal weighting applied
Average daily rate
$120/nt
blended across the season
Gross yield
8.0%
gross · annual revenue ÷ asking price
Optimistic scenario picked: Within 0.05 km of the beach · Listed as furnished · Listed as rental-ready
Simulator
Stress-test the revenue yourself.
Based on 128 comparable rentals
Average daily rate (ADR)$120
Occupancy rate57%
Gross / yr$24,966
Net to owner / yr$4,160
Cash-on-cash1.3%
Where each booked night goes
ADR / night$120
Management (20%)−$24
Cleaning + supplies−$15
Booking platform−$14
Building + utilities−$50
Net / night$18
$18 × 208 nights ≈ $3.7K take-home / yr
03
Costs
USD · closing included · excludes financing
All-in acquisition
$325,500
list $310,000 + closing
Monthly operating
$860/mo
HOA · management · utilities · upkeep
Break-even
39% occ.
minimum occupancy to cover costs
Heads up: we detected a pool, a generator on this property. Premium features typically push real maintenance and utility costs 10–25% above the baseline below.
Closing costs$15,500
Annual property tax$1,280
Property management$564/mo
Upkeep (% of value)3.3%
Financing est.$93,000 dn · $2,389/mo · 20y
Return metrics
Net operating income$7,771/yr
Net cash-on-cash2.4%
Payback period~41.9 years
Total ROI incl. appreciation12.6%/yr
Cash-on-cash w/ instant equity11.3%
Break-even occupancy39.0%
04
Value
this property vs. comparable listings
Fair Price Check
Negotiation headroom~8% below asking
This is the asking price. With no public closed-sale registry in the DR, listings typically transact 6–9% below asking. A realistic transaction price is around $286,750, leaving roughly $18,600–$27,900 of negotiating room.
Value ratio (vs market)1.00× ·fair
Premium features51 / 100
Price / m²$2,123
Market avg / m²$2,118
05
Property
extracted from listing · cross-checked
TypeApartment
SubtypePenthouse
Bedrooms2
Bathrooms2
Built area146 m²
StatusCompleted
FurnishedFurnished
Rental-readyFurnished / turnkeyrental managementhotel servicefurnished and equippedturnkey
The Aligio complex at Punta Popi beach in Las Terrenas is a 75-unit residential development offering a range of apartment and penthouse options with full resort-style amenities including pools, a restaurant, gym, wellness facilities, and hotel services. The primary listing features a 2-bedroom, 2-bathroom unit of 146 sqm priced at USD 310,000, while additional available units include two furnished penthouses with rooftop terraces and jacuzzis at 242 sqm each, and a 3-bedroom apartment. All units come furnished and equipped with 24-hour electricity and rental management services on-site.
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