+$325 ADR lift on a 4BR San Diego beach-leisure rental.
Representative image, generated for illustration. Properties are not identified.
Owner
Sarah
Tenure
8.2 mo
Onboarded
Aug 2025
Period
Jun to Aug 2026 (OTB pacing)
vs. STLY
+98.6%
+$15,322
MPI
1.24x
vs. 24% mkt occ
OTB Revenue
$30,859
STLY: $15,537
ADR
$1,143
STLY: $818 (+39.7%)
June to August 2026 booked pacing versus the same point in 2025, not earned revenue. Full method.
The premium-rate story
Federico Zimerman has discussed this exact pattern in podcast interviews: a portfolio property running 40% occupancy at 3x the revenue of comparable listings. That is the math of “premium pricing for the right guests rather than racing to fill every night.”
This 4-bedroom San Diego rental is that pattern, in numbers: the property is pacing at 29.4% on-the-books occupancy for summer, modest by absolute standards, and at $1,143 ADR with revenue +98.6% ahead of STLY. The competing playbook would have been to drop the rate, fill the calendar, and report higher occupancy with lower per-night yield. RevFactor went the other way.
The result is the largest ADR climb in the summer 2026 set: $717 final 2025 to $818 STLY to $1,143 OTB, a +$325 jump (+39.7%) in a single year.
Why this is hard
San Diego is a high-quality, design-forward STR market. The temptation for owners is two-fold: chase volume because there is enough demand to support it, or chase rate because the leisure premium is real. The wrong move is to do both casually. RevFactor’s playbook commits to one, and the calendar follows.
The clearest signal that this is rate-led, not occupancy-led, is August’s 2.15x Market Penetration Index. When market occupancy collapses to 12% in late summer (as it does in San Diego’s softer back end), this property is still pulling 25.8%, twice the market’s share. That is a property that does not follow the market down.
What changed
The visible pattern in the calendar, without disclosing owner-specific configuration:
- Rate moved up first; occupancy followed. STLY ADR was $818; OTB ADR is $1,143. That is a deliberate floor-raising decision made before occupancy was visible. The property’s gradual occupancy lift (20.7% STLY to 29.4% OTB) confirms the rate held.
- Length-of-stay tuning. July ADR sits at $1,407, well above the 3-month average. That is the signal of LOS-discounted bookings clustering in the highest-demand month, where the discount feels like a deal but the per-night math is a win.
- Channel and minimum-stay positioning. A 12% market occupancy in August would suggest the comp set is over-restricting on minimums. A 2.15x MPI suggests this listing is not.
Comp window detail
| Window | OTB Rev | STLY Rev | $ Lift | OTB Occ | OTB ADR | MPI |
|---|---|---|---|---|---|---|
| June 2026 | $9,140 | $3,139 | +$6,001 | 30.0% | $1,016 | 0.95x |
| July 2026 | $14,066 | $5,846 | +$8,220 | 32.3% | $1,407 | 1.18x |
| August 2026 | $7,653 | $6,552 | +$1,101 | 25.8% | $957 | 2.15x |
| Summer total | $30,859 | $15,537 | +$15,322 | 29.4% | $1,143 | 1.24x |
What it costs
RevFactor manages this property at a flat $350 per month, plus a one-time $150 onboarding fee. The +$15,322 in on-the-books summer lift covers the onboarding fee and about 43 months (three and a half years) of management fees, at pacing.
A note on these numbers
OTB = on-the-books revenue committed as of the May 2026 data pull. STLY = same-time-last-year. LY = final 2025 revenue for the June to August window. These are booked pacing figures, not earned revenue, and this page will be updated to earned results once the summer closes. Past performance is not indicative of future results.
Method
Figures on this page are booked pacing (on-the-books revenue as of the May 2026 data pull) versus the same point in 2025, not earned revenue. They will be updated to earned results once the summer closes. The property is identified by size and market, and the owner by first name only. The photograph above is representative of the property type and region and does not depict this listing.
How this was measured
Property: 4-bedroom in San Diego, CA. Onboarded: August 2025, 8.2 months of tenure at measurement. Window: June to August 2026 booked pacing (on-the-books revenue as of the May 2026 data pull) against the same point in the 2025 booking curve.
- OTB (on-the-books):
- revenue already committed via confirmed bookings for the window, as of the pull date.
- STLY (same-time-last-year):
- what the calendar held a year earlier for the same future window.
- LY (last-year final):
- final realized revenue for the same window in 2025.
- MPI (Market Penetration Index):
- the property's booked share divided by its fair share of the comp set. 1.00x paces the market; above 1.00x leads it.
- ADR (average daily rate):
- average price of booked nights.
- Occupancy:
- booked nights divided by available nights. "Mkt occ" is the comp set's average for the same window.
Cost: flat $350 per month plus a one-time $150 onboarding fee, no percent of revenue. The booked lift shown above covers the onboarding fee and about 43 months of management fees.
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