Days Away Rentals · Property Income Analysis
34 Big Bear Point, Naples, ME, 04055
Subject: 14 Bed / 9 Bath Single Family · STR Underwriting & Comp Benchmarking
📍 Subject Property Details
Listing & Positioning
This property sits in a premium tier for Naples: a 14-bedroom, 30-guest capacity single family that competes with the top of the STR market rather than typical like-for-like inventory.
Single Family
34 Big Bear Point, Naples, ME, 04055
14 Bedrooms
·
9 Baths
·
13,534 sqft
Naples
Assumed Configuration
Single Family · 14 Bed / 9 Bath
Underwrite assumes well-presented living spaces and vacation-ready utility for Naples guests.
Max Guests
30
Max guests aligned with local regulations; comp set is capped accordingly to keep pricing and demand signals comparable.
✨ Amenity Upside (Off-Season Booking Lift)
Strategic amenity investments — such as premium entertainment, outdoor living upgrades, or standout experience features — can materially improve shoulder-season conversion. In Naples, experience-driven amenities are high-impact differentiators that support stronger weekday demand and help reduce off-season vacancy.
🎮 Entertainment Upgrades
🏖️ Outdoor Living
✨ Experience Amenities
📈 Off-Season Conversion
Competitive Landscape & Positioning Strategy
📍
Location Premium
Prime positioning in Naples places this property in the top tier of vacation rentals in the area.
⭐
Statement Quality
Premium finishes and quality presentation create a standout guest experience that commands higher nightly rates.
💰
Revenue Potential
Strong positioning supports competitive ADR and occupancy, with upside from amenity optimization and listing quality.
Comp-Based Revenue Projection
Conservative
$259,548
40.0% occ · $1,298 ADR
Base Case
$324,435
46.0% occ · $1,527 ADR
Optimistic
$389,322
53.0% occ · $1,756 ADR
Based on this property's AirROI model estimate (±20% band). No true size-comparable short-term rentals exist in this market, so the comps shown are the largest available for context only and do not drive this projection.
Interactive Performance Model
60%
Industry range: 30-75% for premium Naples properties
$1,500
Comp range: $915 - $2,289 based on market data
365
Account for maintenance, cleaning, and personal use
Projected Annual Gross Revenue
$328,500
Based on 60% occupancy of 365 available days at $1,500 ADR
*Gross revenue before cleaning, platform fees, utilities, HOA/strata, taxes, supplies, and management.
Actual performance may vary based on seasonality, market conditions, and operational execution.
📅 Available Nights
365
🛏️ Occupied Nights
219
💵 Revenue per Night
$1,500
📊 Revenue per Available Night
$900
Seasonal Performance Patterns
🎿 Peak Season (Dec-Mar)
Peak season commands premium rates with occupancy typically 65-85%. Location and amenities drive higher ADR.
🌸 Shoulder Season (Apr-Nov)
Strategic amenity positioning and listing optimization can boost shoulder-season occupancy from 35% to 50%+.
🏘️ Market Comparables
✓ AirROI Verified
Comparable Properties (Airbnb) + AirROI Performance Snapshot
These listings represent top-performing premium homes in Naples. They are the best available performance anchors, but the subject's caliber is above typical inventory — treat results as a benchmark range, with execution quality as the primary driver.
The Hamilton House
AirROISleeps 16 · 11 BR / 11 BA · ⭐ 5.0 (3)
🧘 Wellness
✨ Bathtub
✨ Hair Dryer
Revenue Potential
$481.7K
Annual Revenue
$96.3K
Occupancy
14%
ADR
$1,441
Days Available
321
Nights Booked
51
Cozy Naples Escape - Nestled in Lakes & Mountains
AirROISleeps 10 · 4 BR / 2 BA · ⭐ 5.0 (27)
🏔️ Views
🧘 Wellness
✨ Garden View
Revenue Potential
$117.9K
Annual Revenue
$30.0K
Occupancy
17%
ADR
$355
Days Available
361
Nights Booked
65
Beautiful Lakefront Home
AirROISleeps 8 · 3 BR / 3.5 BA · ⭐ 4.95 (20)
🔥 Fireplace
🧘 Wellness
✨ Pets Allowed
Revenue Potential
$181.0K
Annual Revenue
$75.8K
Occupancy
29%
ADR
$676
Days Available
365
Nights Booked
107
Sunset Cottage - Private lakefront
AirROISleeps 8 · 3 BR / 2 BA · ⭐ 5.0 (13)
✨ Free Parking On Premises
✨ Pets Allowed
✨ Hair Dryer
Revenue Potential
$124.5K
Annual Revenue
$24.4K
Occupancy
13%
ADR
$432
Days Available
365
Nights Booked
50
Luxury Long Lake Home
AirROISleeps 12 · 6 BR / 4 BA · ⭐ 5.0 (15)
🔥 Fireplace
🏔️ Views
🧘 Wellness
Revenue Potential
$232.0K
Annual Revenue
$41.8K
Occupancy
12%
ADR
$942
Days Available
73
Nights Booked
46
The Ferns on Long Lake @ Rickers Resort Naples,
AirROISleeps 8 · 4 BR / 2 BA · ⭐ 4.9 (30)
📍 Village
🧘 Wellness
✨ Bathtub
Revenue Potential
$94.4K
Annual Revenue
$16.3K
Occupancy
12%
ADR
$341
Days Available
109
Nights Booked
44
Analysis Assumptions & Methodology
🎯 Comp Selection Criteria
- • Premium 13-15 bedroom properties in Naples
- • Sleeps 8-16 guests (aligned with subject capacity)
- • Active AirROI performance data (12-month trailing)
- • Luxury tier finishes and amenities
- • Strong review ratings (4.9+ stars)
📊 Data Sources
- • AirROI: Property-level STR revenue, ADR, and occupancy
- • Airbtics: Market-level overlay where coverage exists
- • Airbnb: Live listing data and guest reviews
- • Market Research: Naples tourism trends
- • Comp Analysis: 6-category scoring engine (physical, financial, quality, amenity, reliability, must-match)
⚠️ Key Assumptions
- • Adjustable available nights per year (100-365)
- • Professional property management
- • Premium photography and listing optimization
- • Competitive dynamic pricing strategy
- • Consistent 5-star guest experience delivery
💡 Performance Drivers
- • Peak Season: Highest demand period for Naples
- • Shoulder Season: Lower-demand months with optimization potential
- • Amenity Premium: Standout features that drive higher ADR
- • Location Premium: Proximity to attractions and points of interest
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⚖️ Important Disclaimer
This analysis provides estimated gross revenue projections based on comparable property performance and market data.
Actual results will vary based on operational execution, market conditions, seasonality, and property-specific factors.
Revenue estimates are before all operating expenses including cleaning fees, platform commissions,
utilities, property taxes, HOA/strata fees, maintenance, supplies, insurance, and management fees. Net operating income
will be substantially lower after accounting for these costs. This report is for informational purposes only and should
not be considered financial or investment advice.