# Analyze a short-term rental

> Enter your nightly rate, occupancy and operating costs in Deal Analyzer to see cash flow, break-even occupancy and, optionally, month-by-month seasonality.

Use the **Short Term Rental** strategy when you plan to rent a property by the night. This page covers the sections specific to a short-term rental. The steps every strategy shares are in [Run the numbers](https://docs.reinvestorhub.ai/guides/find-and-evaluate-a-property/run-the-numbers/).

## What you need

| | Fields |
|---|---|
| **Required** | Property Address, City, State, ZIP Code, Purchase Price, Average Daily Rate (ADR) |

Required fields have a red asterisk, and **Analyze My Deal** stays disabled until they are filled in. If some fields are missing, you see **Score withheld** instead of a Deal Score, with a banner listing what to add. If you check **Cash Purchase**, the loan fields are not needed.

## Enter your short-term rental

1. **Choose Short Term Rental**

   In **Deal Analyzer**, under **Select Your Investment Strategy**, select **Short Term Rental**, then pick the property address under **Property Information**.

2. **Enter Purchase & Financing**

   Enter the **Purchase Price**, **Down Payment %**, **Closing Costs**, **Interest Rate %** and **Loan Term (Years)**. Check **Cash Purchase** for an all-cash deal.

3. **Enter Revenue & Setup**

   Enter your **Furnishing / Startup Costs** (furniture, linens, kitchen, smart locks). They are added to the cash you invest. Then enter:

   - **Average Daily Rate (ADR)**: your base nightly rate.
   - **Occupancy %**: the annual average.
   - **Available Nights / Year**: reduce it from 365 for owner-use or blocked days.
   - **Avg Length of Stay (nights)**: this sets how many turnovers you have.
   - **Cleaning Fee Charged to Guest**: the per-stay fee. Check **Cleaning fee is a pass-through to the guest** if cleaning should net to zero, or leave it unchecked if you absorb the cleaning cost.

4. **Model seasonality (optional)**

   Check **Model seasonality (12 monthly inputs)** to enter an **Occ %** for each month from Jan to Dec, and an optional **ADR (opt)**, instead of one annual occupancy.

5. **Enter Operating Expenses**

   Enter **Property Management %** and **Channel / Platform Fees %** (the fee your booking site takes), **Cleaning Cost per Turnover**, and monthly **Supplies / Consumables**, **Utilities**, **Internet / Streaming** and **Software / Subscriptions**. Add **Repairs & Maintenance %**, **HOA (monthly)**, **Property Tax (annual)** and **Insurance (annual)**. For **Lodging / Occupancy Tax %**, check **Host absorbs lodging tax** only if you pay it yourself. By default it is treated as a pass-through and left out of your costs.

6. **Add Market Data (optional)**

   Under **Market Data (optional)**, enter the **Market ADR** and **Market Occupancy %** of comparable rentals in the area.

7. **Select Analyze My Deal**

   The button is in the results column on the right.

**Chat with Annie** appears on the Revenue & Setup and Market Data sections to help with realistic rates and occupancy. **Check Comps** is in the **Property Information** header. Short-term rentals have no ARV, so comps are for reference. See [Check comps and set ARV](https://docs.reinvestorhub.ai/guides/analyze-a-deal/check-comps-and-set-arv/).

> **What you should see:** a **Deal Score** card with a number from 0.0 to 10.0 and a badge, followed by your short-term rental results.

## Read the results

The **Investment Summary** shows:

- **Monthly Cash Flow**.
- **Cash-on-Cash ROI**.
- **Cap Rate**.
- **Break-even Occupancy**: the occupancy you need to cover your costs, with your margin above or below it in brackets.

A **Deal Summary** card shows your **Total Investment**. Then these sections open and close:

- **Revenue (Annual)**: ADR, RevPAR, booked nights, turnovers, rental revenue, cleaning revenue (when you charge it) and **Gross Revenue**.
- **Operating Expenses (Annual)**: each cost you entered, then **Total Operating Expenses** and **Net Operating Income (NOI)**.
- **Financing & Cash Invested**: monthly mortgage, down payment, closing costs, furnishing and startup, and **Total Cash Invested**.
- **Seasonality**: only if you turned it on. It shows **Months Cash-Flow Positive** as a count out of 12, plus each month.

The badge next to the score reads **Excellent Deal**, **Good Deal**, **Fair Deal** or **Poor Deal**. See [Deal Score](https://docs.reinvestorhub.ai/reference/field-reference/deal-score/) for how to use it.

> **Tip:** Run it twice: once with a single annual occupancy, and once with seasonality on. The **Months Cash-Flow Positive** count shows how much of the year the property pays for itself.

> **Note:** Short-term rental rules vary by city. Check local regulations before you buy.

## Save the deal to your pipeline

Select **Save to Pipeline**, at the top of the page or under the Deal Score. Fill in every required field first.

> **What you should see:** the message "Deal saved to pipeline!", then Deal Pipeline opens with your deal in the **Analyzing** stage.

## Next step

  - [Export a deal analysis PDF](https://docs.reinvestorhub.ai/guides/analyze-a-deal/export-a-deal-analysis-pdf/): Download a two-page report of this rental.
  - [Analyze a buy and hold rental](https://docs.reinvestorhub.ai/guides/analyze-a-deal/buy-and-hold/): Compare against a long-term tenant.