Wise Property Management
We Underwrite The Property
Before We List It.
A property either clears the number or it does not. We find out on paper first, from the live comparable set, and we tell you which one it is before either of us commits.
An underwriting analysis is what Wise Property Management produces before taking a Calgary property on. It sets a floor, a base and a target for annual revenue against the live comparable set, maps the seasonality month by month, and names every licensing and bylaw item that has to clear before a listing can go live.
What The Calgary Market Actually Does
The baseline every property gets measured against.
Active Calgary Listings
The live comparable pool the analysis is drawn from.
Average Annual Revenue
Per listing, per year, across that pool.
Day Booking Lead Time
How far ahead the Calgary market actually books.
Scenarios Per Property
A floor, a base case and a target. Never one number.
What Is In An Analysis
The same six sections every time, so two properties can be compared honestly.
The Asset, Measured
Finished square footage, sleeping configuration, bathrooms and the specific features that move a nightly rate. Not a description, a specification.
Three Revenue Scenarios
A floor, a base case we underwrite to, and a target at the top of the local comparable set. Gross revenue and what you keep, side by side.
The Seasonality Curve
Month by month, because a Calgary short term rental does not earn in twelve equal pieces and cash flow has to be planned rather than discovered in February.
Where The Revenue Comes From
The specific pricing and operating gaps in the local comparable set, measured from live data rather than assumed.
Guest Positioning
Who this property is for that the block is not already serving. A property with no distinct guest is a property competing on price.
What Gates The Launch
Condo bylaws, the City of Calgary licence tier, insurance and house rules. The blocking items are named as blocking.
Every Field The Model Uses
An analysis is only as honest as what goes into it, so here is the whole input list. Two columns come from you, one is pulled from live market data, and the last is computed from the first three.
The Property
Seven fields. This is a specification, not a description, because the nightly rate is set by what the property actually is.
The Carrying Costs
Annualised, and none of them move with occupancy. A fully booked July and an empty February cost the same to hold, which is the whole reason this column exists.
The Live Market
Filtered to the properties that genuinely compete with yours on the same block, not a city wide average and not a rule of thumb.
What The Model Computes
Nothing in this column is typed in. Change one input above and every figure here moves with it, which is what stops an analysis becoming a wish.
The arithmetic, in full. Gross is the nightly rate multiplied by occupancy across 365 nights. Platform is gross multiplied by the host fee your listing model carries. Turnovers is booked nights divided by the average length of stay, and cleaning is turnovers multiplied by the cleaning fee. Management is charged on what is left after the platform fee and cleaning are removed, at the rate in your agreement, never on the headline booking total. Cash flow is gross less platform, cleaning, management and ownership. Break even is the gross revenue at which cash flow reaches zero, stated as the occupancy that implies at your target nightly rate. Every deduction gets its own column on the page, because a figure subtracted but not shown reads as an arithmetic error.
How It Runs
Four steps. You know whether the property works before anything is signed.
Send The Property
Address, square footage, sleeping configuration and photographs. That is enough to start.
Pull The Comparable Set
Live Calgary listing and booking data for the immediate area, filtered to properties that genuinely compete with yours.
Underwrite It
Floor, base and target, the month by month curve, and the gaps in the comparable set that the property can actually take.
Name The Blockers
Bylaws and licensing before anything else. A property that cannot be licensed is not a revenue question.
When The Answer Is No
The analysis is worth having because it is allowed to come back negative.
The Bylaws Do Not Permit It
An attached unit in a condo corporation that prohibits short term rental is not a pricing problem. It is the end of the conversation, and it is the first thing checked rather than the last.
The Numbers Do Not Clear Your Costs
If the base case does not beat what a long term tenant pays after the extra work, we say so. A property that only works in the target scenario is a property that only works if nothing goes wrong.
The Property Has No Distinct Guest
A two bedroom that looks like forty other two bedrooms on the same street competes on price alone, and price competition on a fixed cost base is a slow way to lose.
You Want A Guarantee
These are estimates built from live market data, not a projection of guaranteed results. Anyone promising a number in writing is selling something other than an analysis.
The Rest Of The Operation
One group runs the listing, the turnovers and the maintenance.
Wise Property Management
Listing, pricing, guests and the calendar, at a published rate.
Management Pricing
What the fee covers, what it does not, and why it is charged on net.
CleanStays
Turnover cleaning with photo proof on every turn, billed to the guest.
Wise Property Services
Maintenance, exteriors and hot tub care on a flat monthly plan.
Common Questions
Nothing. It is how we decide whether to take a property on, so we produce it before either side commits.
A few days once we have the address, the square footage, the sleeping configuration and photographs.
Live Calgary listing and booking data for the immediate comparable set, not a national average and not a rule of thumb. They are estimates, not a guarantee of future results.
Then nothing else matters, which is why bylaws are checked first. We ask for it in writing before any listing work starts.
Yes. Wise Property Management runs the listing, CleanStays runs the turnovers and Wise Property Services handles maintenance. One group, so nothing falls between vendors.
Send Me The Property.
I Will Send Back The Number.
Address, square footage and how it sleeps is enough to start. If it does not work, that is what the analysis will say.