What income method does the desk use?
Two honest paths. ADR × occupancy when you are projecting a hold — nightly rate times occupied nights, annualized. Trailing-twelve (T12) when you already operate the asset and can show channel actuals. The STR DSCR estimator has both. You still type the numbers. We do not scrape listing sites.
How is ADR × occupancy calculated?
Gross monthly = ADR × (occupancy% ÷ 100) × 365 ÷ 12. That is an annualized nightly story, not a lease. Occupancy is the share of nights you can defend — not a hope. Mid-term (30+ day) stays are a different overlay than nightly. Say which mix you actually run.
When does T12 win?
When the property has a year of in-place short-term or vacation rental history. T12 monthly = trailing-twelve gross ÷ 12. Some programs want twelve months of actuals before they will take the file as in-place. A projection is still a projection even if last summer looked strong.
What we ask first
- In-place channel history (12 months when you have it)
- Nightly vs. mid-term mix
- HOA / municipal short-term rules
- Whether you will keep STR or convert after close
- Purchase vs refinance
What this page is not
It is not a pricing engine and not a claim that short-term income will be used as submitted. The capital source sets the income method. Haircuts are covered separately in lender haircuts. Purchase vs refinance lives in the FAQ.