Humza Zafar · Philadelphia + Dallas · 282 listings
A−
Grade
1.67
Portfolio MPI
+67.0% above market
91.4%
Avg Occupancy
28 available nights
$601,246
Total Revenue
February 2026
134/282
Beat Market RevPAR
48% of listings
Strong occupancy at 91.4% and MPI of 1.67 confirm genuine market outperformance — however MPI above 1.40 signals rate ceiling opportunity. March priority: push base prices on high-occupancy units toward the 1.20–1.40 target range.
MPI measures your portfolio's RevPAR vs your comp set. Calculated as Your RevPAR ÷ Market RevPAR. A score of 1.00 means you matched the market exactly — the most reliable monthly benchmark because it automatically normalises for seasonality.
How to read it
Above 1.60Filling too fast — raise rates
1.20–1.40Target range — ideal zone
1.00–1.20On market — room to optimise
Below 1.00Underperforming — review needed
Performance 282 active listings · February 2026
Current month
$601,246
Total Revenue
February 2026
91.4%
Avg Occupancy
28 available nights
$84
Avg ADR
per booked night
$76.15
Avg RevPAR
per available night
Current Performance
Next Month
$621,000
Revenue on Books
March — as of Mar 14
70.16%
Forward Occupancy
March nights booked
$101
Forward ADR
per booked night
$71
Forward RevPAR
per available night
Performance by Market
Philadelphia
206
Listings
$426,867
Revenue
1.65
Avg MPI
+65.0% vs market
$2,072
Avg / Listing
Dallas
76
Listings
$174,379
Revenue
1.74
Avg MPI
+74.0% vs market
$2,294
Avg / Listing
Top & Bottom Performers
Listing Performance 282 listings
Above 1.6
Target 1.2–1.4
On market
Below market
Green = beat mkt RevPAR Red = below
#
Listing
Revenue
ADR
Occ %
Your RevPAR
Mkt RevPAR
MPI
Flags & Watchlist
Critical — Low Occupancy
Significantly below portfolio average. Pricing adjusted and monitoring. Full reassessment if no movement by mid-March.
MPI of 1.67 exceeds the 1.40 target ceiling — strong outperformance but filling faster than optimal. Raise base prices on high-occupancy units.
1.67
Portfolio avg
Alert — Full Occupancy, Underpriced
Fully booked but MPI below target — consistently underpriced. Rates increased for March, monitoring next booking window.
100%
Birch St 4r
March Strategy Focus
Raise base prices on units with 90%+ occupancy to bring portfolio MPI from 1.67 toward the 1.20–1.40 target range — capturing more revenue per night without sacrificing volume
PGA Championship (May 11–17, Aronimink Golf Club) — confirm all Philadelphia listings priced at +60% with 2-night minimum enforced. 200,000 spectators expected
Monitor Birch St 4f and Cedar Ave A401 — rate adjustments live, full reassessment if no booking movement by March 20
Dallas at 1.74 MPI — review top performers for rate ceiling opportunities ahead of summer demand and FIFA World Cup window (June–July)
HostOp Performance
Revenue: Guesty (stay-date split) · Occupancy & market: PriceLabs Next report: April 1, 2026 · Questions? Reply in Slack
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Appendix — Definitions & Formulas
MPI — Market Penetration Index
Your RevPAR ÷ Market Average RevPAR. Measures how your portfolio performs relative to comparable listings in the same market during the same period. 1.00 = matched market exactly. Automatically accounts for seasonality.
ADR — Average Daily Rate
Total Revenue ÷ Booked Nights. The average amount earned per night that was actually booked. Does not account for vacant nights.
RevPAR — Revenue Per Available Night
Total Revenue ÷ Available Nights. The most complete revenue metric — accounts for both rate and occupancy. A listing at 100% occupancy at $50/night has the same RevPAR as one at 50% occupancy at $100/night.
Occupancy %
Booked Nights ÷ Available Nights × 100. Percentage of available nights that had a paying guest. February has 28 available nights per listing.
Market RevPAR
The average RevPAR of comparable listings in your submarket during the same period. Sourced from PriceLabs. Used as the benchmark denominator in MPI calculations.
Overall Grade
Weighted score across four factors: MPI (40%), Avg Occupancy (25%), % of listings beating market RevPAR (20%), Forward occupancy for next month (15%). A portfolio MPI above 1.60 caps the grade at A− regardless of other scores, as it signals underpricing.
Revenue Attribution
Revenue figures use stay-date attribution via Guesty — revenue from multi-night stays is split proportionally across the months in which nights were actually stayed. This prevents distortion from long stays that check in one month and check out in another.
Forward Metrics
Revenue on books, forward occupancy, forward ADR, and forward RevPAR reflect confirmed bookings for the upcoming month as of the report date. These figures will increase as more bookings are made before month-end.