Free calculator

STR Portfolio Profitability Calculator: rank every door

Enter each door's month on the same cost lines. See every door ranked by net margin, the ones losing money, and the portfolio margin.

No account neededFree PDF report

Examples computed by this calculator on sample inputs. Not market data.

Your doors, one row each

Your doors

Per door, per month. Gross includes cleaning fees, excludes taxes. Basis "After fee" means you typed the payout, so no channel fee is taken again. Leave the fee blank to use the default rate.

Downtown loft

Lakeside cabin

Suburban duplex

3 of 50 doors
Paste from a spreadsheet

Copy rows from Excel or Google Sheets (tab separated) or a CSV. With a header row, columns are matched by name (Door, Gross, Channel fee, Fee %, Cleaning, Mgmt %, Housing, Insurance tax HOA, Utilities, Other, Basis); without one, they are read as Door, Gross, Channel fee, Cleaning, Mgmt %, Housing, Insurance tax HOA, Utilities, Other. Up to 50 rows. Nothing leaves your browser.

  • No account needed
  • Airbnb fees per Help Center article 1857
  • Every formula shown, sources dated
  • Free PDF report with every chart
How it works

Three steps. About a minute.

  1. Step 1: Enter your doors

    One row per door for the same month: gross, channel fee, cleaning, management, housing and the other bills.

  2. Step 2: See the ranking

    Every door ranked by net margin or net dollars, the loss makers named, and the weighted portfolio margin.

  3. Step 3: Keep the PDF

    Download the ranking, the cost lines by door, and the manager view of revenue per hour.

Your report

What you'll get

Portfolio net per monthFrom the sample
THE HEADLINE

What the whole portfolio nets each month

Every door's gross less its full cost lines, summed. Read it with the weighted margin and the count of loss makers.

  • Portfolio net per month
  • Weighted margin
  • Loss makers

Showing part 1 of 5: Portfolio net

  • Every door ranked by net margin
  • Losing doors by name, and the total without the weakest
  • Cost lines side by side for each door
  • A manager view of revenue per hour worked
  • Fix, hold or exit for each door, with break-even gross

Same cost lines for every door

Margin by doorFrom the sample

A ranking only works when every door carries the same lines for the same month: channel fee, cleaning, management, mortgage or rent, insurance and tax, utilities and the rest. Leave a line off one door and it jumps up the table.

Margin is net divided by gross, so doors of different sizes compare fairly. The portfolio margin weights each door by its gross, so a big door counts for more.

Portfolio mistakes this calculator catches

Revenue ranks the wrong door first more often than not.

  1. 01Ranking doors by gross

    On the sample, the highest-gross door is the closest to break-even, and it still loses $46 a month. The other two lose $1,011 and $1,268.

  2. 02Giving every door a fix plan

    The downtown loft needs 1.4% more gross to break even. The suburban duplex needs 62.4%. Those are different conversations.

  3. 03Averaging the margin

    Total net over total gross weights each door by its revenue. A simple average of three margins gives a different and misleading answer.

Why the busiest door can earn the least

Cost components by doorFrom the sample

The costs that grow with bookings, cleaning and channel fees above all, grow fastest on the busiest door, and a high-occupancy door often runs short stays at a low rate. Its gross looks great and its margin does not.

MagicBNB's Profitability & P&L view filters every property by at-loss, low-margin or improving, so this ranking stays current as each month closes.

What good looks like

Margin here is after every cost line, housing included.

OutputWeakOkayGood
Net margin per doorRule of thumb used by this calculator's verdict.Negative0% to 10%Above 10%
Gross lift a losing door needsRule of thumb. Under 10% is usually a pricing or cost fix; over 30% rarely is.Over 30%10% to 30%Under 10%

How this calculator reads a margin

Net margin by doorFrom the sample

Below zero, the door loses money every month and needs a decision: raise the rate, cut a cost, renegotiate the management fee, or let it go. A thin positive margin is one repair away from negative. Above that, the door has room.

Run the manager view too. A door can work for the owner and still cost you more hours than it pays.

How operators use it

  1. Operator at 15 doors

    Growth has stalled and cash feels tight despite record gross.

    Ranks every door, finds three exit candidates, and hands back two leases at renewal.

  2. Co-host reviewing contracts

    Uses the manager view with hours and fees per door.

    Finds two doors paying under half the median per hour and renegotiates them first.

Ranking a portfolio, worked through

How much more revenue does a losing Airbnb need to break even?

Its costs minus its gross, as a share of gross. On the sample, the downtown loft needs 1.4% more gross and the suburban duplex needs 62.4%.

A small gap is a pricing or cost fix. The loft is $46 a month from break-even: a rate tweak or a cheaper utility plan closes it. A 62% gap is a business model problem, usually rent or a mortgage too large for the income.

That is the logic behind the fix, hold or exit call. It does not decide for you, but it separates the doors worth a project from the ones worth a conversation with the landlord.

Sample portfolio, three doors
  • Downtown loft$5,200 gross, -$46 net, needs $5,271 (+1.4%): fix
  • Lakeside cabin$4,100 gross, -$1,011 net, needs $5,668 (+38.2%): exit
  • Suburban duplex$3,150 gross, -$1,268 net, needs $5,116 (+62.4%): exit

What happens to portfolio profit if I drop the weakest door?

The loss it carried disappears, and so does its gross. On the sample, dropping the suburban duplex moves monthly net from -$2,325 to -$1,057.

Dropping a losing door improves net by exactly its loss, before shared overhead. If software, insurance or your own time are shared across doors, the remaining doors absorb that share, so the real gain is a little smaller.

Dropping every exit candidate leaves the sample at -$46 a month on one door, close enough to break even to fix.

Sample portfolio, monthly
  • As it is3 doors, -$2,325 net, -18.7% margin
  • Without the suburban duplex2 doors, -$1,057, -11.4%
  • Without every exit candidate1 door, -$46, -0.9%

Which doors should a co-host renegotiate first?

The ones that earn least per hour of your time. In the manager view, the sample's lakeside cabin pays $74.55 an hour against a $90 median, so it is the renegotiation candidate.

The manager view swaps owner economics for yours: management fee, markups and cleaning margin in; your hours, software and unbilled work out. A door with a large fee and endless hours can pay less than a small one that runs itself.

Revenue per hour is the measure to bring to renewal. It is specific, and an owner can see why it matters.

Sample, manager view at $25 an hour loaded labour
  • Downtown loft$1,055 income, 6 hours, $175.83 an hour
  • Suburban duplex$630 income, 7 hours, $90.00 an hour
  • Lakeside cabin$820 income, 11 hours, $74.55 an hour

What is a weighted margin across Airbnb properties?

Total net divided by total gross, so larger doors count for more. The sample's weighted margin is -18.7%; a simple average of its three margins would say -22.0%.

A simple average treats a $3,000 door the same as a $10,000 one. The weighted figure is what your bank account sees, so it is the one to track.

Report both quartiles and the weighted figure if you share results with partners. The spread between best and worst door, 39.4 points on the sample, says more about the portfolio than any average.

Where it fits in your quarter

  1. Quarterly

    Paste every door's month in. Read loss makers first, then the fix, hold or exit call.

  2. Before renewals

    Use the drop table to see what the portfolio earns without the exit candidates, then decide which leases or contracts to renew.

  3. Every day after

    Keep the ranking live. MagicBNB's Property Health Grid colours every door by margin on the home screen.

Terms on this page

Net margin
A door's net after every cost, divided by its gross.
Weighted margin
Total net divided by total gross, so bigger doors count for more.
Loss maker
A door whose net is below zero for the month.
Gross to break even
The gross a door would need for its net to reach zero.
Contribution (manager view)
What a door pays you after the cost of serving it.

Questions

How do I know which Airbnb property is losing money?

Put every door on the same cost lines for the same month: channel fee, cleaning, management, mortgage or rent, insurance and tax, utilities and everything else. Any door whose costs exceed its gross is losing money. Leaving lines out flatters every door, and it flatters the weakest ones most.

How do you rank rental properties by profitability?

By net margin (net divided by gross) to compare doors of different sizes, and by net dollars to see which doors carry the portfolio. A small door at a high margin can rank above a big door that earns more in total, so the calculator sorts both ways.

Should the mortgage be included when comparing properties?

For a cash view, yes: it leaves the account every month, and two doors with the same operations can differ entirely on financing. For an operations view, compare NOI before the mortgage instead. This calculator labels the line housing cost so it is clear which view you are reading.

What is a good portfolio margin for short-term rentals?

There is no reliable published benchmark. This calculator reads a door below 0% as losing money, 0% to 10% as thin and above 10% as healthy. The weighted portfolio margin, total net over total gross, is the figure to track month to month.

Why does my busiest property earn the least?

Because the costs that grow with bookings (cleaning, channel fees, supplies) grow fastest there, and a high-occupancy door often runs short stays at a low nightly rate. Run the manager view as well: a door can be profitable for the owner and still cost you more hours than it pays.

When should I sell or drop a losing rental?

When fixing it would take more than the market will pay. The results flag a door as an exit candidate when it loses money before the mortgage or rent, or needs more than 25% extra gross to break even. Those lines are starting points, not rules. Check the gross a door needs against what similar listings near it earn before you decide.

Can I paste my doors in from a spreadsheet?

Yes. Paste rows with a header and the calculator matches your columns to its own by name, or reads them in table order.

Should shared costs be split across doors?

For ranking, keep them out, so each door is judged on its own costs. Then remember that dropping a door does not remove its share of shared costs.

What does fix, hold or exit mean here?

A call based on how much more gross each door needs to break even. A small lift is a fix, a healthy door is a hold, and a door that needs a large lift is an exit candidate.

How often should I rank my properties?

Quarterly, and before any lease or management renewal. One bad month can mislead; a quarter of the same door at the bottom rarely does.

See all 20 free calculators

Formulas last checked .

Property Health Grid

The ranking, updated every day

This calculator ranks the month you type. MagicBNB's Property Health Grid puts a margin-derived health dot, this week's occupancy and month-to-date revenue on every property card, with one tap through to the detail.

Two more places this shows up in MagicBNB

  • Profitability & P&LFilter the portfolio to doors at a loss, low margin, improving or highest expenses, any day of the week.
  • Discovery spotlightsPattern cards such as fast decliner and cash cow, generated across your doors so the outliers get named.
Rank doors on live margins
Go deeper

Rank every door in depth, in real time

This is the quick look at one month you typed. MagicBNB runs the same numbers in depth and in real time, property by property, in a sortable Listings table.

Run the numbers in depthBack to the calculator