Casa Mirador at Pedregal Towers
Pedregal · Cabo San Lucas
Pierro Holdings · Trailing 12-Month Actuals + 3-Year Pro Forma
Trailing 12-Month Income
| Line Item | Notes | Amount (USD) |
|---|---|---|
| Airbnb Revenue | Net of Airbnb host fees (~3%) | $32,400 |
| VRBO / Vrbo Revenue | Net of platform fees (~5%) | $18,200 |
| Direct Bookings | Repeat guests, referrals | $4,800 |
| Booking.com | Net of commission (~15%) | $1,600 |
| Gross Revenue | $57,000 |
Pedregal Community Amenities
The Pedregal community offers an exceptional amenity package including tennis courts, basketball courts, multiple pickleball courts, and a private beach exclusively for residents. The community also features the new Pedregal Mountain Club — a private membership facility offering a full-service restaurant, resort pools, fitness center, spa, and more. Mountain Club membership is available to owners at additional cost and adds significant lifestyle and rental appeal to the property.
Annual Operating Expenses
| Expense | Frequency / Notes | Annual (USD) |
|---|---|---|
| Management Fees | 20% of gross revenue | $11,402 |
| Platform Fees (Airbnb) | 3% host fee + guest-side pass-through | $6,925 |
| Mexican Rental Income Tax | Withheld by platform / PM | $5,022 |
| HOA Dues | Monthly — includes pool, security, exterior | $3,840 |
| Utilities + Internet | Electric, water, internet (owner share) | $2,291 |
| Other (Predial, Fideicomiso, Supplies, Misc) | Recurring annual operating costs | $2,556 |
| Total Expenses | $32,036 | |
| NOI — Fully Managed (20%) | $24,973 |
* Expense schedule does not include debt service. NOI assumes no owner personal-use weeks. Mexican tax treatment assumes non-resident flat-rate withholding; consult a cross-border CPA.
3-Year Pro Forma (Conservative)
| Metric | Year 1 (Actual) | Year 2 (+4%) | Year 3 (+4%) |
|---|---|---|---|
| Gross Revenue | $57,000 | $59,280 | $61,651 |
| Total Expenses | $32,036 | $32,677 | $33,330 |
| NOI (Fully Managed) | $24,973 | $26,612 | $28,321 |
| Cap Rate (on $439K) | 5.7% | 6.1% | 6.5% |
| Cash-on-Cash (all cash) | 5.7% | 6.1% | 6.5% |
| Cumulative NOI | $24,973 | $51,585 | $79,906 |
| 3-Year Total Return (NOI only) | $79,906 |
Revenue growth modeled at 4%/yr — consistent with Los Cabos STR market CAGR 2020–2024 per AirDNA. Does not include property appreciation. Cabo SJD corridor has appreciated ~6–8%/yr over the same period.
| Year 1 Cash Return (Fully Managed) | 5.7% |
| 3-Yr Cumulative NOI | $79,906 |
| Appreciation (est. 6%/yr) | +$83,750 |
| 3-Yr Total Return (est.) | ~$215,000 |
| GRM (Gross Rent Multiplier) | 7.7× |
| Price Per Sq Ft | $351 / sqft |
| Expense Ratio | 26.3% |
| RevPAR | $156 / night |
| Simple Payback Period | ~10.5 years |
Monthly Revenue Breakdown (T12 Estimate)
$7.2K
$8.0K
$8.8K
$7.6K
$4.4K
$3.6K
$3.2K
$3.4K
$5.2K
$6.4K
$7.0K
$8.5K
Available Documents
The following documents are available upon execution of an NDA or accepted LOI. Request via the contact form below.
Full Investor Package
One PDF — pro forma, platform history, HOA summary, comparable sales, and a suggested offer structure. Send to your client in seconds.
Seller Financing — Your Competitive Advantage
Casa Mirador qualifies for seller financing at 70% down, balance carried for 3 years at 9%. This opens the door to buyers who want Pedregal but cannot navigate Mexican bank financing — a significant and underserved portion of the qualified buyer pool. No other unit in this building offers this. Your 4% commission plus $15,000 bonus are paid in full at closing regardless of financing structure. Bring a buyer with $307,300 down and close a deal no competing listing can match.
Commission and bonus paid in full at closing — regardless of financing structure.
Submit an Offer or Request Documents
For offer submission, NDA execution, or to schedule a virtual walkthrough with the seller, use the form or contact us directly. We respond to agent inquiries within 4 business hours.