🇪🇨 Quito / Cumbayá, Ecuador · Portfolio asset
Cumbayá Valle Serviced Flats
Serviced residence · 2 bed · 2 bath · 88 m² · Onsite professional management by Valle Serviced Living
Purchase price
$148K
Est. ADR
$82
Est. occupancy
66%
Est. cash yield
5.2%
LullaScore
out of 100
Weighted across eight factors. Screening tool built on demo estimates — not investment advice.
Highlights
- —Dollarised market
- —Strong mid-term stay demand
- —Onsite operator in building
AI Investment Analysis
Demo analysisThis property scores 75/100 on the LullaScore framework. It demonstrates attractive hospitality fundamentals in Quito / Cumbayá, Ecuador, led by currency risk and acquisition value, with onsite professional management already in place through Valle Serviced Living. Primary risks to monitor are market liquidity and tourism demand. This is an illustrative analysis of demo data and is not investment advice.
Estimated nightly rate and demand strength relative to acquisition basis.
Estimated price per square metre against comparable inventory in the market.
Estimated visitor volume, seasonality spread and length-of-stay patterns.
Local short-term rental rules, licensing friction and building-level permissions.
Availability and depth of professional onsite or local management.
Exposure to local currency movement and repatriation friction.
Estimated ease and timeline of a future resale in the local market.
Contribution to geographic and demand-driver diversification.
Financial underwriting
Live underwriting model
Adjust any input and every figure, chart and scenario below recalculates.
Assumptions
Acquisition
- Purchase price
- $148,000
- Closing costs (4.5%)
- $6,660
- Furniture / setup
- $14,960
- Total acquisition cost
- $169,620
Revenue
- ADR
- $82
- Occupancy
- 66%
- Available nights
- 340
- Booked nights
- 224
- Est. annual gross revenue
- $18,401
Operating expenses
- Management fee
- $3,128
- Platform / booking fees
- $644
- HOA
- $1,680
- Utilities
- $1,584
- Maintenance reserve
- $920
- Insurance
- $888
- Property taxes
- $814
- Total operating expenses
- $9,658
Estimated NOI
$8,743
NOI margin
47.5%
Est. cap rate
5.9%
Est. cash yield
5.2%
Scenarios
| Case | Gross revenue | NOI | Cap rate | Cash yield |
|---|---|---|---|---|
| Downside case | $14,541 | $5,758 | 3.9% | 3.4% |
| Base case | $18,401 | $8,743 | 5.9% | 5.2% |
| Upside case | $22,709 | $12,123 | 8.2% | 7.1% |
Monthly revenue vs expenses
5-year projected cash flow
| Year 1 | $18,401 | $8,743 | 5.2% |
| Year 2 | $19,045 | $9,116 | 5.4% |
| Year 3 | $19,711 | $9,505 | 5.6% |
| Year 4 | $20,401 | $9,909 | 5.8% |
| Year 5 | $21,115 | $10,329 | 6.1% |
LullaStay is currently a demonstration platform. Information presented on this website is for informational purposes only and does not constitute an offer to sell or solicitation to purchase securities. Investment projections and property data displayed in the MVP may contain illustrative or simulated information.
Market context
🇪🇨 Quito / Cumbayá, Ecuador
Ecuador uses the US dollar, removing currency translation risk. Cumbayá's valley developments attract relocating professionals, medical travellers and long-stay guests.