What the $199 report shows that spreadsheets can't

A spreadsheet can tell you what a property earned last year. A PropertyIQ report tells you why, and whether those reasons are durable. That distinction is the product.

The most common question we receive from operators who have ordered their first PropertyIQ report is some version of: why is this different from what I built in Excel? The question deserves a direct answer.

A spreadsheet built by an operator typically models revenue using three inputs: an ADR assumption pulled from a comparable listing, an occupancy assumption based on the operator's experience with similar properties, and an expense structure the operator knows from prior properties. These inputs are reasonable. They are also generic. They do not account for the specific characteristics of the subject property: its distance from the demand generator, its parking situation, its review profile, or the permit environment in its specific census tract.

Revenue history is a fact. Revenue potential is an argument. A report's job is to build that argument with evidence specific to one address.

A PropertyIQ report models revenue using address-level data. The ADR input is derived from AirROI's submarket data for the specific street block, not the zip code or city. The occupancy assumption is calibrated against the performance of properties with similar bedroom counts, review counts, and launch dates within a half-mile radius. The expense structure is built from local cleaning cost surveys, county permit fee schedules, and insurance quotes for the specific property class.

The difference in outputs is not marginal. For a sample property in Asheville - a three-bedroom bungalow two blocks from the Montford neighborhood boundary - a generic market-level model produced a materially higher revenue projection than the PropertyIQ model did using address-level inputs. The gap traced to four factors: a Montford boundary premium the generic model did not capture (benefiting the property), a parking constraint that limits compound booking potential (penalizing the property), a review-count deficit relative to the comparison set (penalizing the property at launch), and a cleaning cost curve well above the Buncombe County median (penalizing the property at maturity).

The $199 price point is calibrated to be within reach of any operator who is seriously evaluating a property - not as a luxury research product but as a standard due diligence cost alongside the inspection and the title search. The inspection tells you what the property will cost to maintain. The report tells you what it will earn.

We have produced reports for properties that did not underwrite at any price. We have produced reports for properties that underwrite dramatically better than the seller's own projections suggested. The value of the report is not that it always confirms the investment. It is that it always tells the operator the truth.