What came in while you were away: booking pickup by month vs the prior refresh (weekend view on Mondays), plus cancellations. Feeds from the 6am auto-pull.
Where you're leaking money — ranked by dollar impact
Computed from the data in this dashboard · fix these in order
Homes pacing furthest behind last year — price these to get booked
Same-point comparison: booked-to-date for 2026 vs what the same home had booked by this date in 2025 · sorted by dollar gap · excludes homes leaving the program
Where to push — booking pace Aug–Dec
% booked today vs where 2025 stood at this same date · red = behind last year's pace, that's where revenue management effort goes first
Late-window tracker — Aug & Sep
Revenue booked inside the final stretch, vs the July 30 baseline. Last year the late window brought in $60K for August and $140K for September (32% of the month) — this tracks that money arriving. Updates with the daily refresh.
Net income bridge — 2025 → 2026 target
What has to happen to get from last year's $1.48M to the $1.75M target · approximate attribution
Targets: gross rents $9.26M (current Track-calibrated plan) · net income $1.75M · occupancy ≥ 2025 · overhead ratio ≤ 2025's 30.5%. Statuses: green = on track, yellow = watch, red = act now. Say the word and I'll change any target.
Monthly gross rents
Net rent by departure month — the VacayAZ no-markup formula (excludes markup, cleaning, fees, taxes) · all years from the MASTER bookings file (Track history + Guesty current) · 2026 from Aug onward is on-the-books only
Revenue by market
Gross rents by year, current homes only
Portfolio size — homes in program
Full growth history: 2022–2024 from the accountant's property-count records · 2025 from Track activity spans · 2021 and 2026 (through Jun) = homes with booked stays · Jul 2026 onward = current active roster. Earlier years: 2 homes in 2018, 6 in 2019, 13 in 2020.
Occupancy by month
Booked nights ÷ available nights (homes active that month × days) · future months are on-the-books
ADR by month
Average daily rate — revenue ÷ booked nights
Reservations, nights, revenue & ADR — YoY
Net rent by departure month · MASTER no-markup file (Track history + Guesty current book)
Bookings by channel — YoY
Guest bookings by departure year from the MASTER no-markup file — owner stays excluded, Website/Guest/Manual folded into Direct · *2026 column = Jan–Jun actuals
Same-store comparison — homes active in both years
Only homes with revenue in both years, measured at the same point in time: 2026 booked-to-date vs what those homes had booked by July 23, 2025 — 2025 side from your raw-revenue export with Track booking dates — a true pace comparison as of Jul 23, 2026. Excluded as not comparable: Ranch House II, Overlook, 73rd Street.
Top same-store gainers — homes in operation by 7/1/2024 & still active
Biggest same-store decliners
Gainers list includes only homes with a full 2025 base (first stay on or before Jul 1, 2024) that are still in the program — so partial-year homes can’t inflate the growth ranking. The 2025 baseline is fixed from Track booking records; the 2026 side updates whenever the dashboard is refreshed — daily once Guesty credentials are connected.
Per-home performance — 2026 vs 2025
Click a column header to sort · both years = net rent by departure month from the MASTER no-markup file; 2026 includes on-the-books stays · greyed rows = homes that left after 2025, included so the 2025 total ties to $8,056,298
Aug–Dec 2026 — on the books vs projected
Projected = current on-the-books + last year's late pickup for that month, scaled to this year's portfolio size
🧪 Home Scenario Planner SANDBOX — does not change actuals
Model losing or adding homes on a full-year basis (2026 booked totals per home). Net income effect uses the flow-through % — the share of each rent dollar that reaches your bottom line after direct costs.
Homes we might LOSE (Cmd/Ctrl-click for several)
Homes we might ADD (count per tier · avg = current portfolio performance)
First-year ramp % ·
Flow-through to net income %
Forecast detail
OTB = revenue already booked · Pickup = expected additional bookings before month end (based on 2025 pace × portfolio growth)
Method: for each month, last year's final revenue minus what was on the books at this same date last year gives the "late pickup." That pickup is scaled by portfolio growth — current active roster vs homes in program that month last year — and added to current OTB. All figures on the no-markup net-rent basis with real booking dates. Range shown is ±15/18%. Assumes new homes pick up bookings at portfolio-average rates; recently onboarded homes may ramp slower.
P&L by year — 2022 to 2026E
From audited P&Ls (2022–2025), H1 2026 QuickBooks actuals, and the $1.75M 2026 projection · company revenue, not gross bookings
P&L detail with YoY growth
Green/red shows change vs prior year
H1 2026 actuals (QuickBooks, verified): income $4.00M · gross profit $2.00M · operating expenses $950K · net income $1.15M. That's 68.7% of 2025's full-year revenue in six months — H1 net income already exceeds full-year 2024. Monthly MoM view coming once QuickBooks' monthly account data is cleaned up.
Balance sheet
Financial health
Key ratios and what a buyer sees
Trust assets ($909K) and trust liabilities ($907K) nearly offset — guest deposits held in trust, not company money. The clean view: ~$1.0M operating cash, minimal AP, and only $318K of debt (vehicle/boat loans). Working capital $1.07M.
H1 comparison — 2022 through 2026 (Jan–Jun each year)
From your accountant's workbook (Aug 2026 edition, trust-accounting basis) · dollar totals ride the growing roster — avg homes: 35 → 47 → 52 → 53 → 67 — so the yield table below is the honest per-home view
Per-home & per-reservation yield — H1 ’25 vs H1 ’26
Computed directly from their tables (their own "average" rows mix H1 and full-year — these are corrected)
The verdict
Questions for the accountant & next steps
Month:
Monthly P&L vs same month last year
Net profit by month — 2026 vs 2025
From your monthly management reports
Total income by month — 2026 vs 2025
Company revenue per the P&L
Key operating indicators — profit by category
Net (income − expense) per category for the selected month · green = making money, red = losing money
Doing well
Best category nets this month
Needs improvement
Categories losing money or down vs last year
Key operating indicators & large swings vs last year
Full KOI detail in your monthly-report layout · bold line + colored % = swung ±15% vs same month 2025; green = moved in your favor · Net rows = category income − expense · on the summary rows, ± Prior Year shows the dollar impact on profit (income up, or expense down, = +) · full detail available for June; other months show ±15% swing lines only
Possible P&L mistakes — review with accountant
Auto-detected oddities: entries that vanished vs last year, brand-new lines, negative expense balances, and categories billing below cost
Projection inputs
Pick a month to load its plan numbers, or type your own from Guesty. Pool heat auto-fills from the seasonal guide (editable).
Month
Gross rental revenue ($)
Reservations
Pool heat net ($)
DP draw ($)
Monthly operating expenses ($)
Where it comes from
Bucket subtotals for the selected month
H2 disbursement outlook — 2025 vs 2026
Total to operating by month · 2026 = plan assumptions from the model spec · 2025 = model run on Track actuals (net rent & real check-in counts) — not actual disbursements
Quarterly disbursements
Each quarter's income is disbursed the following month: Q4 → January, Q1 → April, Q2 → July, Q3 → October
2025 = model run on Track actuals (all four quarters). 2026: Mar–Jun are actual disbursements; Jan–Feb modeled from Guesty revenue & Track check-ins; Jul–Dec are plan projections (Q3 includes the two $50K DP holding draws). NET payout ’26 = quarter’s disbursements minus 3× the monthly operating-expense input above (editable, default $210K — set between your old $185K estimate and the accountant’s $238K trust-paid figure, pending reconciliation). Not accounting records — verify against trust statements.
Each sweep: operating account = what you kept at the previous sweep + the quarter’s net build (transfers − 3× monthly operating expenses) · then − bonuses − what you keep this sweep = distributable, split 51 / 24.5 / 24.5. Set a different keep for each quarter — keeping more lowers that sweep’s payout and raises the next sweep’s starting account, and vice versa.
# Employees
Bonus / employee ($)
Kept entering the year (last Jan sweep)
Keep after Apr sweep (Q1)
Keep after Jul (Q2)
Keep after Oct (Q3)
Keep after Jan ’27 (Q4)
Line-item detail
Model v. July 2026 · base month June 2026 · 95.3% avg accuracy over Mar–Jun backtests, ±7% range
Watch-outs: outside contract maintenance is the lumpiest line (–$245 to +$31.4K in a single month) and the top source of error. Maintenance and estate-mgmt fixed averages are temporarily inflated by May/June catch-up payments and should ease ~$2–3K as normal months accumulate. Recalibrate monthly after each actual disbursement. Projection tool — not accounting advice.
Adjusted EBITDA trajectory
C2G-style normalization: net income + interest + depreciation − brokerage commissions − one-time items
Enterprise value by multiple
Applied to $1.75M 2026E net income · 6.5×–8× per current M&A market guidance for luxury STR operators
Interactive valuation
Adjust EBITDA or the multiple to see enterprise value move
EBITDA / net income basis
Multiple:
Sanity check — net revenue method: ~$7.0M 2026E net revenue at 1.25×–1.75× = $8.75M–$12.25M. Both methods converge in the $10.5M–$14.0M range. Planning tool, not a formal appraisal or financial advice.
🎯 EBITDA Goal Path — $2M by end of 2027 · $2.5M by end of 2028 SANDBOX
Starts from 2026E adjusted EBITDA and asks: with your growth and cost assumptions (and any homes added/lost in the Forecast tab's scenario planner), what does it take to hit the targets?
Same-store rent growth %/yr
Overhead growth $/yr
Typical new home (annual rent $)
Target 2027 EBITDA
Target 2028 EBITDA
Growth story — gross rents processed
Booking reservations processed by unit, calendar year (2026E projected)
Then vs now — 2022 C2G valuation
What four years of growth did to enterprise value
Path to 8× — multiple-expansion levers
Each lever's estimated impact on the multiple and enterprise value
Typical deal structure
Example at 7× ($12.25M enterprise value), per C2G methodology
Typical: 50–75% cash at close, remainder as seller note or earnout over 1–2 years, often contingent on unit retention. Some strategic buyers offer equity rollover instead. Target sale window per the valuation memo: late 2028 – early 2030, after locking in at least 3 of the 6 levers.