A section-by-section walkthrough of what every number means — and, just as importantly, what each one does not mean. Written to be read alongside a real report.
Market avg ADR
$221
Your ADR estimate
$271
amenities +$50 vs. market avg
Market avg occupancy
37%
Easiest ways to close the gap
15 comps with it average $232/night vs $182 without
16 comps with it average $232/night vs $165 without
Seen in top comps but not detected in your photos
Turn this into your listing
Suggested nightly rate
$255–$285
Suggested title & description (AI-drafted)
Eclectic Austin Home with Cozy Warm Light
Settle into this inviting Austin home where natural light and warm, layered lighting set a relaxed mood. Wood flooring, a statement rug, and an eclectic mix of artwork give the space a lived-in charm…
Illustrative example using real-shaped Austin figures — not a typical result. The ADR estimate is a directional benchmark rather than a recommended price, and amenity premiums are correlations across real comps, not guaranteed lifts.
That's the summary view. A full report goes further: forward booking pace, your comp set listing by listing, per-photo styling analysis, amenity and reputation premiums, and a trend chart once you've run it more than once. The sections below walk through all of it in the order you'll meet it.
The average nightly rate your comparable listings actually charged, as a trailing-twelve-month average. When enough comps have recent data, a second line compares those same comps' last-90-day average against that 12-month baseline — a directional read on whether the market is currently running hotter or cooler than its own recent history.
Commonly misread as
Today's going rate. A trailing-twelve-month average deliberately smooths seasonality, so it describes the past year rather than this week. The 90-day line is there precisely because the annual average can lag a market that's moving right now.
Starts from your comps' average nightly rate, then adjusts for the amenities you have that carry a measurable rate premium in that specific comp set. The adjustment is dampened and capped, so a thin data pattern can't swing the number wildly. It updates instantly when you check or uncheck an amenity — no need to re-run the analysis.
Commonly misread as
A recommended price. It's a directional benchmark for where your listing sits relative to comparable ones, not a pricing instruction — and critically, it does not account for how a higher rate would affect your occupancy. Charging more per night can earn you less overall.
Occupancy is the share of available nights that got booked across your comps. RevPAR (revenue per available night, roughly ADR × occupancy) blends rate and demand into one figure, so it reflects revenue rather than headline price.
Commonly misread as
A forecast for your own calendar. These describe your comp set's past twelve months. They're useful as a benchmark — if your rate is above market but your occupancy is well below it, that's a signal worth reading together — but neither predicts your bookings.
Context lines showing what your comps average on each. They're pulled straight from listing data.
Commonly misread as
Part of the nightly rate. The cleaning fee in particular sits outside ADR entirely, so a comp charging $200/night with a $150 cleaning fee costs a guest very differently than one at $200 with no fee — worth knowing when you compare yourself to the rate alone.
When the data supports it, a line showing how the next 30 days are filling for comps in your market versus what's still available. It only appears when enough comps have trustworthy forward data, because bookings thin out fast as you look further ahead.
Commonly misread as
A reliable long-range forecast. We deliberately hide this beyond a short window: a few months out, almost nothing is booked yet, so an average rate computed over that window reflects a handful of unusual early bookings rather than the market. A confident-looking number built on four bookings is worse than no number.
A ranked, combined list of the most actionable items found: amenities worth adding that carry a premium in your market, styling seen in your top-earning comps but not detected in your photos, and specific photo problems worth fixing.
Commonly misread as
A guaranteed-return checklist. Each item is grounded in a real pattern across real nearby listings, but the ordering reflects observed rate differences, not a promise of what any single change will earn you.
A plain observed number: the average nightly rate of the top five comparable listings in your set.
Commonly misread as
Nothing much — this is intentionally the most literal figure on the report. We show it because it's a real benchmark rather than a computed one. Adding up several amenity premiums to project a target rate would overstate things, since nicer listings tend to have several premium amenities at once and those effects overlap. A number five real listings genuinely charge is more honest than a sum of correlated estimates.
Each photo you upload is analyzed for styling signals, with a short note on what was detected and why it matters. Those tags are then matched against the styling patterns that correlate with higher rates across up to 15 of your top comps' photos, split into what appears to be working in your favor and what's working against you.
Commonly misread as
A precise dollar impact. Because it rests on a limited sample of comp photos, we treat it as directional guidance — which is exactly why it is deliberately not folded into your ADR estimate. It tells you which direction to move, not how much you'll gain.
The actual nearby listings this whole report is measured against, ranked by nightly rate, with photos and distances. They're selected from your address and your bedroom, bathroom, and guest counts.
Commonly misread as
An exhaustive or exact list. Two things to know: monthly and long-stay rentals (two-week-plus minimums) are excluded from the rate math, because comparing a nightly rate against a monthly rental isn't apples-to-apples — when several are found, the report says how many were set aside. And distances are approximate by design, since listing platforms deliberately obscure a host's exact location.
Amenities ranked by the rate difference between comps that have them and comps that don't, with the number of comps behind each one shown alongside. An amenity only appears when there's a minimum sample on both sides of that comparison.
Commonly misread as
Causation. This is the single most important caveat on the report. A "+18% ADR" figure means listings near you that have that amenity tend to charge more — not that adding it to your place raises your rate by 18%. Listings with a hot tub often also have better furniture, better photos, and a better location. The comp count beside each premium tells you how much data it rests on; a small count is a weaker signal.
Rate differences associated with things like Superhost status, guest-favorite badges, and review volume across your comp set.
Commonly misread as
An action list. These are informational only — you can't toggle them the way you can add a fire pit. They're included because they help explain why some comps out-earn others in ways your own listing changes can't reach directly.
Appears once a property has at least two saved reports, plotting your estimate against the market average over time.
Commonly misread as
A live-updating graph. Each point is one saved report, and there's one point per day — so re-running twice in a day updates that day's point rather than adding a second one. Toggling an amenity changes your estimate on screen immediately, but the chart only reflects it once you re-run and a report is saved.
Comparable-listing data is cached for about seven days, so re-running inside that window returns the same comp set. Past seven days, the report flags itself as stale and suggests re-running.
Commonly misread as
That re-running sooner is pointless. It isn't: a re-run also analyzes any newly uploaded photo and re-saves your estimate using your current amenity selections, both of which are worth doing regardless of whether the comp data itself has changed.
Most of the caveats above exist because the honest version of a number is less impressive than the confident version, and we'd rather you trust the report than be flattered by it. A tool that tells you adding a hot tub earns you 18% more is easier to sell than one that tells you listings with hot tubs happen to charge 18% more — but only one of those is true.
The full FAQ and methodology page goes deeper on how the numbers are calculated, where the data comes from, and the sample-size floors we apply before showing anything. If a term above was unfamiliar, the glossary defines each one on its own.
Still have a question? Email support@hostscore.io.