Property Profile
Tyvola Rd Portfolio — Charlotte, NC
A multi-unit Charlotte property currently operating as two active Airbnb listings managed by Stays Optimized LLC. This is a live, income-producing STR asset.
Property Details
| Location | South Charlotte, NC (Address on Request) |
| Configuration | Multi-unit · 2 active STR listings |
| Front Unit | 2 BR / 2 BA — Charlotte Stays |
| Back Unit | 1 BR Executive Suite — Charlotte Stays Suite |
| Neighborhood | Tyvola / South Charlotte |
| Nearby Amenities | SouthPark Mall, Atrium Health, I-485 |
| STR Status | Active · Permitted · Superhost |
Live Performance Summary
Charlotte Stays (Front · 2BR/2BA)
$28,000 net · 7 months
$234 ADR · 87% occupancy · ★ 4.92 · Superhost
Charlotte Stays Suite (Back · 1BR)
$11,493 net · 4 months
$199 ADR · 54% occupancy · ★ 4.86 · Guest Favorite
Combined Total
$39,493 net · 7 months
Annualizing to $126,200/year (2-listing combined)
Active Airbnb Listings
Two Listings. One Property. Maximum Revenue.
Both listings are live on Airbnb and managed through our property management software (PMS), synced across platforms. When one unit is booked, the calendar updates automatically across all channels.
Listing 1 · Front Unit
Charlotte Stays
2 BR / 2 BA · Live since Aug 3, 2025
OUTPERFORMING →
| Metric |
Projected |
Actual |
vs. Market |
| ADR |
$145 |
$234 |
+61% |
| Occupancy |
65% |
87% |
+47% |
| Net Revenue (7mo) |
$11,200 |
$28,000 |
+150% |
Premium Amenity Highlights · Why Guests Pay More
Chef's Kitchen
Full kitchen with island drives longer stays & repeat bookings — guests cook in vs. dining out, extending average stay length.
Signature Coffee/Tea Bar
Curated coffee station adjacent to dedicated workspace — top filter for remote workers, commanding 12–18% ADR premium.
3 Dedicated Workspaces
Three separate work zones allow couples or small teams to stay productive — key differentiator for weekday corporate bookings.
Primary King Bedroom
Hotel-quality king bed with premium linens — guests consistently cite the bedroom as a highlight in 5-star reviews, driving repeat bookings.
→ These amenities collectively support the $234 ADR — consistently 20–40% above market average
Guest Reviews
Marcus T.Feb 2026
★★★★★
"Absolutely stunning home. The coffee bar and workspaces made it perfect for our work trip. Chef's kitchen is a dream — we cooked every night. Will 100% be back."
Priya & RajJan 2026
★★★★★
"Everything about this place exceeded expectations. Spotless, beautifully decorated, and the in-unit laundry was a lifesaver for our 5-night stay. Superhost for a reason!"
Jennifer L.Dec 2025
★★★★★
"The 3 workspaces were a game changer for our team retreat. Location is perfect, the kitchen is incredible, and the host communication was flawless. Highest recommendation."
★ 4.92 Rating
Guest Favorite
Superhost
Listing 2 · Back Unit
Charlotte Stays Suite
1 BR Executive Suite · Hot tub · Live since Nov 21, 2025
GROWING →
| Metric |
Projected |
Actual |
vs. Market |
| ADR |
$115 |
$199 |
+73% |
| Occupancy |
55% |
54% |
On track |
| Net Revenue (4mo) |
$5,600 |
$11,493 |
+105% |
Premium Amenity Highlights · Why Guests Pay More
Private Hot Tub Gazebo
Exclusive hot tub is the #1 amenity driving premium pricing — guests actively filter for it, enabling $40–60 higher nightly rates vs. comparable units.
Backyard Oasis + Fire Table
Private fenced backyard with fire table extends the "resort feel" — a key driver of 5-star reviews and direct rebooking requests.
Designer Navy Kitchen
Custom navy cabinetry with butcher block island and stainless appliances — a standout aesthetic that drives premium ADR and 5-star photo reviews.
In-Unit Washer/Dryer
Private laundry unlocks extended-stay bookings (7+ nights) at higher weekly rates — a rare amenity in 1BR units that sets this listing apart.
→ Hot tub + backyard oasis strategy drives the $199 ADR — consistently 20–40% above market average
Guest Reviews
David & KeishaMar 2026
★★★★★
"The hot tub under the gazebo at night was magical. Private, peaceful, and the backyard oasis is exactly what we needed. Already planning our next trip back!"
Simone R.Feb 2026
★★★★★
"I travel for work every month and this is now my go-to in Charlotte. The coffee bar, workspace, and king bed are all top tier. The backyard fire table is a bonus I didn't expect to love so much."
Carlos M.Jan 2026
★★★★★
"Felt like a private resort. The hot tub, the patio, the laundry — everything was thoughtfully done. Host was responsive and the whole experience was 5 stars from check-in to check-out."
★ 4.86 Rating
Guest Favorite
Superhost
Charlotte STR Market
A High-Demand, Low-Competition Market
Charlotte's STR market is growing rapidly, driven by corporate relocation, sports, healthcare, and major events. Tyvola's location puts it at the center of this demand.
$145
Charlotte Market ADR
Tyvola front unit: $234 (+61%)
59%
Market Occupancy
Tyvola front: 87% (+47%)
~180
Active STRs in Area
South Charlotte corridor
+18%
YoY STR Revenue Growth
Charlotte metro 2025
💼
Corporate Corridor
Bank of America, Truist, Lowe's HQs are within 10 minutes. Consistent weekday corporate bookings.
🏥
Medical Travel Hub
Atrium Health Pineville and Carolinas Medical Center drive patient family and medical professional stays.
⚽
FIFA World Cup 2026
Charlotte hosts 6 matches June–July 2026. Projected nightly rates of $400–600+. Tyvola is ideally positioned.
🏡
Relocation Market
Charlotte's top-10 relocation ranking generates 30–90 day bookings from families in transition.
Financial Comparison
STR vs. Long-Term Rental — 5-Year Projection
Based on actual 7-month performance data, annualized from real Hospitable net revenue data and projected forward at 5% annual growth. The 2-listing STR strategy is the clear winner at every time horizon. Sources: Hospitable PMS (actuals), AirDNA Charlotte market data (ADR $185, occupancy 54%), Airbtics 2026.
Annual Revenue Comparison
Long-Term Rental (estimated)
$26,400
STR — Front Unit Only
$45,100
★ STR — 2-Listing Strategy (Actual Run Rate)
$126,200
5-Year Cumulative Net Income
| Year |
Long-Term Rental |
STR Front Unit Only |
★ STR 2-Listing Strategy |
STR Premium vs. LTR |
| Year 1 |
$26,400 |
$45,100 |
$126,200 |
+$99,800 |
| Year 2 |
$52,800 |
$92,500 |
$258,700 |
+$205,900 |
| Year 3 |
$79,200 |
$142,200 |
$397,800 |
+$318,600 |
| Year 4 |
$105,600 |
$194,400 |
$543,900 |
+$438,300 |
| Year 5 Cumulative |
$132,000 |
$249,200 |
$697,300 |
+$565,300 |
+$99,800
Year 1 STR Advantage
2-listing vs. LTR
+$312K
5-Year STR Premium
2-listing vs. LTR cumulative
$8,000
Current Monthly Run Rate
March 2026 combined net
2026 Opportunity
FIFA World Cup — Charlotte's Biggest STR Event Ever
Charlotte hosts 6 FIFA World Cup matches in June–July 2026. This is a once-in-a-generation demand spike that will push nightly rates to $400–600+ across the city.
⚽
6 Matches in Charlotte
Bank of America Stadium hosts 6 World Cup matches. Estimated 500,000+ visitors over the tournament window.
📈
$400–600+ Nightly Rates
Charlotte STR operators are already seeing advance bookings at 3–4x normal rates for June–July 2026.
🏆
Tyvola's Advantage
South Charlotte location, 2 independent units, and established Superhost status puts this property at the top of search results during peak demand.
FIFA 2026 Revenue Projection — Tyvola
$8,400–$12,600
Front Unit (2BR) — 3 weeks
@ $400–600/night
$4,200–$6,300
Suite (1BR) — 3 weeks
@ $200–300/night
$12,600–$18,900
Combined FIFA Window
3-week tournament window
Beyond Monthly Income
The right strategy doesn't just earn you more monthly income, it increases your property's value (estimated 25% or more) and ease of sale, opening more loan options for buyers.
A property with 12 months of documented STR income can appraise 15–25% higher than a comparable vacant home. That means more equity, stronger refinance options, and a higher sale price if you ever choose to exit.
+15–25%
Appraised Value Lift
Documented STR income raises appraised value vs. a vacant or LTR property.
Expanded
Buyer Loan Options
STR income history qualifies the property for DSCR and investment loans — larger buyer pool, faster sale.
Higher
Ease of Sale
A cash-flowing asset with a track record sells faster and at a premium vs. a property with no income history.
Tax Advantage
Tax Strategies: Key Requirements & Rules
Normally, rental losses are "passive" and can only offset other passive income — not your W-2 salary. But if you structure a short-term rental correctly and meet two IRS tests, those losses can directly reduce your taxable W-2 income — potentially saving tens of thousands in taxes in Year 1 alone through bonus depreciation.
Prepared by Stays Optimized LLC · April 2026 · For educational purposes only — consult a qualified CPA or tax attorney before implementing any strategy.
①
The STR Exception (Avg Stay ≤ 7 Days)
To escape passive loss rules, the average guest stay across all bookings for the year must be 7 days or fewer. If this test is met, the property is treated as a business activity — not a traditional rental — and losses can flow through to offset W-2 income.
- ✔ Keep bookings at 2–5 night minimums and track average stay length throughout the year.
- ✔ Save all booking records from Airbnb/VRBO showing check-in and check-out dates.
- ⚠ If average stay exceeds 7 days, the STR exception fails and losses revert to passive.
②
Material Participation (100-Hour Rule)
Even with the STR exception, you must also materially participate in the activity. The IRS provides 7 tests — meeting just ONE qualifies you. The most practical for STR owners:
- ✔ Test 3 (Most Common): Participate more than 100 hours/year AND more than any other individual.
- ✔ Your hours must exceed your property manager's logged hours. Keep a contemporaneous log.
- ✔ What counts: owner calls, inspections, pricing decisions, guest communication approvals, vendor oversight.
- ⚠ Time spent by employees, contractors, or your property manager does NOT count toward your hours.
③
Personal Use Limit (Critical Trap)
If you personally use the property for more than 14 days OR more than 10% of the days it is rented (whichever is greater), IRS Section 280A reclassifies it as a personal residence — eliminating most deductions and potentially the STR exception entirely.
- ⚠ Personal use: Any day you or family/friends use the property recreationally at no charge.
- ✔ Owner inspections and property walkthroughs are fine — overnight personal stays are not.
- ✔ Days spent doing repairs, inspections, or maintenance count as business days, not personal use.
④
Bonus Depreciation (Year 1 Tax Weapon)
A cost segregation study reclassifies property components into shorter-life categories (5-, 7-, and 15-year property), then bonus depreciation lets you deduct a large portion all in Year 1.
- ✔ Bonus depreciation rates: 60% in 2026 · 40% in 2027 · 20% in 2028 · 0% in 2029
- ✔ If cost seg identifies $100,000 in short-life assets: 60% bonus = $60,000 Year 1 deduction against W-2 income.
- ⏱ 2026 is the last meaningful window before bonus depreciation hits zero in 2029. Act now.
⑤
Documentation Checklist (Audit-Proof)
- ✔ Participation log: Contemporaneous log with date, activity, start/end time, and hours for every owner activity.
- ✔ Booking records: All reservations showing check-in/out dates to prove avg stay ≤ 7 days.
- ✔ Personal-use calendar: Track every day you or family used the property (must stay under 14-day limit).
- ✔ Cost segregation report: Required to support bonus depreciation — must be from a qualified engineer.
- ✔ Receipts: All furnishings, improvements, and operating expenses with dates and amounts.
- ✔ Monthly summaries: P&L statements, owner reports, and financial records for each tax year.
⑥
Real Property Professional Status (Advanced)
A more powerful designation that removes all passive loss limits. Requires: (1) 750+ hours/year in real property trades or businesses, AND (2) more time in real estate than any other profession.
- ✔ Difficult to qualify for if you hold a full-time W-2 job.
- ✔ Worth discussing with your CPA if your real estate involvement grows substantially.
- ✔ Combined with cost segregation, REPS + STR is one of the most powerful legal tax reduction strategies available.
Your PropertyIQ Report Supports This Strategy
This report documents your projected STR income, ADR, occupancy, and annual revenue — the exact figures your CPA or cost segregation specialist needs to model bonus depreciation and evaluate whether these Tax Strategies apply to your situation.This summary is for educational purposes only and does not constitute tax or legal advice. Consult a CPA or tax attorney specializing in real estate before implementing any strategy. Stays Optimized LLC provides operational documentation support but does not provide tax advice.
Ask Us About Documentation →
Why Stays Optimized LLC
Full-Service Management. Zero Landlord Headaches.
We handle everything — listing creation, guest communication, strategic pricing, cleaning coordination, and maintenance. You collect income. We do the work.
📊
Strategic Pricing
Our team manages, adjusts and optimizes nightly rates daily based on demand, events, and competitor data.
🛎️
Guest Management
24/7 guest communication, screening, check-in coordination, and issue resolution.
🧹
Cleaning & Turnover
Professional cleaning crews on every checkout. Hotel-standard presentation for every guest.
🔧
Maintenance Coordination
We handle repair requests, vendor coordination, and preventive maintenance on your behalf.
📈
Multi-Platform Listing
Listed on Airbnb, Vrbo, and direct booking channels. Maximum visibility, maximum occupancy.
📋
Monthly Reporting
Transparent monthly reports: gross revenue, net income, occupancy, ADR, and upcoming bookings.
Owner Access
Full Visibility. Always.
You own the property. You should always know exactly what's happening with it. Here's what you have access to at all times.
Monthly Owner Report
- ✓Gross revenue (both listings)
- ✓Net income after fees & expenses
- ✓Occupancy rate by listing
- ✓Average daily rate (ADR)
- ✓Upcoming confirmed bookings
- ✓Maintenance log & expenses
- ✓Market snapshot & competitive position
24/7 Owner Portal Access
- ✓Live booking calendar (both listings)
- ✓Real-time revenue dashboard
- ✓Direct line to Stays Optimized LLC
- ✓Guest log & review history
- ✓Maintenance alerts & updates
- ✓Personal use blocking — anytime
The Stays Optimized LLC Promise
Your property. Your income. Our work. You will always know exactly what's happening — no surprises, no hidden fees, no guesswork.
Ready to Maximize Your Property?
Let's Talk About Your Property
Stays Optimized LLC · 845.749.7126 · support@propertyiq.report
Stays Optimized LLC · 845.749.7126 · support@propertyiq.report · www.staysoptimized.com