Customizing comp sets in revenue projections

A well-built comp set is the foundation of any strong short-term rental revenue projection. In SummerOS, comp sets aren’t just nice-to-haves—they’re key to forecasting revenue with confidence.

Whether you’re evaluating a new investment or setting performance targets for an existing property, customizing your comp set ensures your projections reflect real, local earning potential based on actual market behavior.

Why comp sets matter

SummerOS uses your selected comp set to model expected performance—month by month, season by season. Each comp you include shapes your forecast using historical trends, pricing behavior, occupancy rates, and more.

By refining your comp set, you unlock:

Smarter underwriting decisions for prospective deals
Data-backed benchmarks for managed listings
Localized revenue expectations grounded in actual performance data

Getting started with the comp set step

Once you’ve confirmed your property details and adjusted projection-specific assumptions, you’ll enter the Comp Set step of the revenue projection flow.

You’ll see:

A map view showing your target property (purple pin) and suggested comps (teal pins)
A table view listing 20 properties initially selected by our algorithm

You can interact with both views to refine, replace, or expand your comp set in real time.

Tailoring your market filters

One powerful feature in this step is the Market Filter Panel in the top right. This lets you define which properties are eligible to appear in your map and table views—and ultimately, which can be added to your comp set.

Key filters include:

Radius: Shrink or expand the market by distance from your target property (e.g., 5–10 miles)
Listing frequency: Filter homes that are listed for a minimum number of days per year (we use 270 days as a baseline)
Review count: Ensure comps have sufficient booking and guest review history (we usually start with 10)
Property type: Limit results to houses, condos, or other categories
Attributes: Include only Superhosts, properties with pools, or specific bedroom counts

After applying filters, the map and table update instantly, narrowing your view to the most relevant nearby rentals.

Market metrics at a glance

Your market filters don’t just affect comps—they also update the Market tab on this page. Click into it to explore how filtered properties in your market are performing.

You’ll see:

Rental performance benchmarks like gross revenue, ADR, occupancy, and RevPAR
Percentile comparisons (e.g., 50th vs. 75th percentile) over time
Performance by bedroom count to contextualize your projection
How common amenities like hot tubs, grills, or fire pits correlate with revenue
Compare metrics like booking revenue and occupancy between past and future time periods

This dashboard provides macro context for your micro decisions—helping you validate whether your target property is likely to perform above or below market average.

Fine-tuning your comps

Not every auto-selected comp will be a good match. Here's how to refine your set:

Remove irrelevant comps: Toggle them off directly from the map or table
Add better matches: Click new pins to open data cards and select high-quality homes
Review key data: Use “View in Table” to jump between map and data views
Watch your summary update: The comp set average bar at the top updates live with your selections

Customizing the table view

To better compare your comps and target property, you can also use the Edit Columns dropdown. You can add filtering criteria such as:

Pool, hot tub, or waterfront access
Superhost status
Cleaning fees
ADR, occupancy, total bookings, and revenue
Nightly minimums, calendar availability, and more

Sort any column to spot outliers or patterns—helpful for vetting comps or preparing an investment pitch.

Exporting comp data

SummerOS gives you multiple ways to download and share your comp analysis:

Monthly data CSVs for individual properties
Annual summaries of performance
Full comp set export with all visible columns in Excel

These files are great for underwriting, investor decks, or record-keeping.

What’s next?

Once you’ve finalized your comp set and reviewed market trends:

Set seasonal availability: Define how often the home will be bookable throughout the year
Review projected revenue: Get detailed monthly and annual forecasts powered by your customized assumptions and market comps

These final steps tie everything together—giving you a short-term rental revenue projection that’s grounded, specific, and ready to guide investment or management decisions.