How is Airbnb ADR (Average Daily Rate) calculated?

ADR is total nightly room revenue divided by the number of booked nights. It excludes cleaning fees and platform commissions.

What is a typical Airbnb host commission?

Airbnb's host-only fee is typically 14–16% of the booking subtotal. VRBO charges 5% commission plus a 3% payment-processing fee. This calculator defaults to 15% but is fully editable.

How do I account for seasonality?

Split the year into peak and off-peak months and enter a different nightly rate and occupancy for each. The calculator blends them into a weighted annual revenue figure.

Are cleaning fees revenue or pass-through?

Treat cleaning fees as pass-through: guests pay them, hosts pay cleaners. This calculator assumes the cleaning fee charged equals the cleaning cost paid, so it nets to zero in cash flow.

Short-term rental underwriting

Airbnb & Short-Term Rental Calculator

Underwrite an Airbnb or VRBO with realistic seasonality, cleaning fees, and platform commissions. Adjust the assumptions on the left to see ADR, RevPAR, NOI, and cash-on-cash returns update instantly.

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Industry-standard formulas

Cap rate, CoC, NOI, RevPAR

Property label

Shown on the PDF report and used in the file name.

Property & revenue assumptions

Acquisition

Purchase price($)

Down payment(%)

Interest rate(%)

Loan term (years)

Closing costs($)

Rehab / furnishing($)

Seasonality

Peak season months

Peak nightly rate($)

Peak occupancy(%)

Off-peak nightly rate($)

Off-peak occupancy(%)

Fees & platform

Cleaning fee (per stay)($)

Avg stay length (nights)

Platform commission(%)

Co-host / mgmt fee(%)

Operating expenses (monthly)

Property tax($)

Insurance (STR rider)($)

Utilities($)

Internet / streaming($)

Supplies / consumables($)

HOA($)

Maintenance reserve(% of net rev)

Estimates only — verify local STR regulations and lodging taxes.

Example deal — edit any number to analyze your own.

Cash-on-cash

2.36%

Cap rate

6.86%

Monthly cash flow

$269

Revenue model

Booked nights / year: 229
Annual occupancy: 62.88%
ADR (avg daily rate): $232
RevPAR: $146
Gross room revenue: $53,220
Platform fees (15%): -$7,983
Net room revenue: $45,237

Cash flow

Net room revenue: $45,237
Fixed operating (annual): -$12,120
Co-host / management: -$0
Maintenance reserve: -$2,262
NOI: $30,855
Mortgage P&I ($2,302/mo): -$27,628
Annual cash flow: $3,227
Total cash invested: $136,500

Cleaning fees are modeled as pass-through (charged to guest, paid to cleaner) and cancel out of cash flow. To stress-test, increase the cleaning-fee cost without raising the charge in your listing.

Want a long-term rental view instead? Read the rental property ROI guide.

Airbnb calculator FAQ

Common questions about short-term rental underwriting, ADR, occupancy, and platform fees.

How is Airbnb ADR (Average Daily Rate) calculated?: ADR is total nightly room revenue divided by the number of booked nights. It excludes cleaning fees and platform commissions.
What is a typical Airbnb host commission?: Airbnb's host-only fee is typically 14–16% of the booking subtotal. VRBO charges 5% commission plus a 3% payment-processing fee. This calculator defaults to 15% but is fully editable.
How do I account for seasonality?: Split the year into peak and off-peak months and enter a different nightly rate and occupancy for each. The calculator blends them into a weighted annual revenue figure.
Are cleaning fees revenue or pass-through?: Treat cleaning fees as pass-through: guests pay them, hosts pay cleaners. This calculator assumes the cleaning fee charged equals the cleaning cost paid, so it nets to zero in cash flow.

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