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Florida 72, Siesta Key, FL, USA
Priced too high to cash-flow with a loan — an equity or tax play, not income.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$92,238
$7,687/mo · at 67% occupancy & $548/night
-$32,487
-$2,707/mo after costs & mortgage
Cap rate
3.3%
Cash-on-cash
-9.6%
DSCR
0.55
Confidence
Your assumptions
Revenue
$92,238/yr
Market avg: $92,238/yr · 67% occ · $548 ADR
Financing
$72,942/yr
Operating costs
$51,782/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 43 properties
$218–$857
Median $548
35%–88%
Median 67%
$44.4K–$226.7K
Median $90.7K
166–365
Median 282
This property · $92.2K
Comparable properties (43)
Cash flow potential Low · Appreciation potential Medium
365 days available · 243 days booked ·
365 days available · 243 days booked ·
276 days available · 187 days booked ·
307 days available · 193 days booked ·
311 days available · 243 days booked ·
267 days available · 190 days booked ·
244 days available · 165 days booked ·
293 days available · 160 days booked ·
365 days available · 206 days booked ·
249 days available · 171 days booked ·
365 days available · 204 days booked ·
249 days available · 140 days booked ·
365 days available · 230 days booked ·
311 days available · 186 days booked ·
235 days available · 159 days booked ·
247 days available · 169 days booked ·
285 days available · 162 days booked ·
228 days available · 159 days booked ·
299 days available · 214 days booked ·
266 days available · 151 days booked ·
317 days available · 228 days booked ·
227 days available · 155 days booked ·
309 days available · 140 days booked ·
173 days available · 121 days booked ·
282 days available · 146 days booked ·
190 days available · 134 days booked ·
365 days available · 290 days booked ·
244 days available · 178 days booked ·
301 days available · 134 days booked ·
266 days available · 115 days booked ·
314 days available · 180 days booked ·
166 days available · 113 days booked ·
270 days available · 162 days booked ·
332 days available · 171 days booked ·
286 days available · 213 days booked ·
353 days available · 224 days booked ·
212 days available · 138 days booked ·
304 days available · 157 days booked ·
336 days available · 177 days booked ·
264 days available · 168 days booked ·
256 days available · 125 days booked ·
278 days available · 166 days booked ·
270 days available · 150 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$300.9K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
Price-disciplined buyer
$675.6K
Break-even purchase price
Break-even is ~45% below the Zestimate, a discount sellers in Siesta Key rarely accept. Treat the number as a walk-away line rather than an opening offer.
DSCR cash-flow buyer
0.55
DSCR at asking
At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different Siesta Key submarket.
For a buyer who materially participates and qualifies for the STR tax treatment.
$300.9K
Estimated first-year deduction · range $249.7K–$343.0K
Why this matters here
At a marginal bracket, this deduction can be worth $92.4K–$126.9K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash -9.6%, DSCR 0.55, cash flow -$32,487/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $913,650 | -5.5% | 0.74 | Below break-even |
| -22% | $950,196 | -6.2% | 0.71 | Below break-even |
| -15% | $1,035,470 | -7.4% | 0.65 | Below break-even |
| -8% | $1,120,744 | -8.6% | 0.60 | Below break-even |
| Asking | $1,218,200 | -9.6% | 0.55 | Below break-even |
| +8% | $1,315,656 | -10.6% | 0.51 | Below break-even |
| +15% | $1,400,930 | -11.3% | 0.48 | Below break-even |
Break-even price
$675,642
~45% under Zestimate. Where this property reaches 1.0 DSCR and neutral cash flow.
Discount needed
−$542,558
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$10,691/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $7,687 · peaks at $9,980 in Feb
Annual avg 63% · peaks at 84% in Mar
−$2,707/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$353,278
Return on cash:8%
DSCR below 1.0 — but you can still qualify
Your DSCR is 0.55 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
10.5%
over 5-yr hold, with tax shield
Equity multiple
1.6×
total proceeds vs. $353,278 invested
Projected value at exit
$1,554,766
year 5 · 5.0% annual appreciation
Tax shield contribution
+6.1 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $313,831 | $60,910 | $78,844 | $453,585 |
| Year 2 | $323,783 | $124,866 | $47,741 | $496,389 |
| Year 3 | $334,454 | $192,019 | $18,042 | $544,515 |
| Year 4 | $345,897 | $262,530 | -$10,232 | $598,195 |
| Year 5 | $358,167 | $336,566 | -$37,059 | $657,674 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Siesta Key agent who knows which properties actually cash flow — and which to avoid.
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This analysis is generated by Chalet's Airbnb Calculator
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Real Estate Investment Analysis & Market Insights
Disclaimer
This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.
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