Break-Even Occupancy Rate
Break-even occupancy is the minimum occupancy rate needed to cover all property costs — the point below which your investment operates at a loss.
Break-Even Occupancy = Total Annual Costs ÷ (ADR × 365). It tells you how many nights per year you must book just to break even. Any additional bookings above break-even generate profit.
A break-even occupancy below 50% is generally considered safe — it provides significant margin before your market's average occupancy levels. A break-even above 65-70% is risky because you're operating near or above market averages, leaving little room for error.
Safety margin = Projected Occupancy − Break-Even Occupancy. A 10-15 percentage point safety margin provides reasonable protection against revenue shortfalls from seasonality, competition, or market downturns.
The break-even occupancy is displayed in the main STR ROI Calculator as a visual indicator of deal safety. It's one of the most important risk metrics because it quantifies how much occupancy can decline before you start losing money.
Formula
Break-Even Occupancy = Total Annual Costs ÷ (ADR × 365) × 100Calculate It
Quick Calculator
Break-Even Occupancy = Total Annual Costs ÷ (ADR × 365) × 100
Break-Even Occupancy
62.20%
Worked Example
Total annual costs are $42,000 (including mortgage) and ADR is $185. Break-Even = $42,000 ÷ ($185 × 365) × 100 = 62.2% — tight, requiring solid occupancy.
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Frequently Asked Questions
What is a safe break-even occupancy for STR?+
A break-even occupancy below 50% provides excellent safety margin relative to the 50–54% national average. Below 60% is solid. Above 65% is risky — you're operating close to or above market averages with little buffer. If your break-even is 70%+, the deal is likely too highly leveraged or priced for its income potential.
How can I lower my break-even occupancy?+
Lower break-even by: increasing ADR (higher nightly rate means fewer nights needed to cover costs), reducing operating expenses (self-management, better vendor negotiation, lower insurance), using better financing terms (lower interest rate, longer loan term), or buying at a lower price.
What does break-even occupancy tell you about risk?+
Break-even occupancy quantifies deal risk by showing how much your occupancy can drop before you start losing money. A property with 65% projected occupancy and 45% break-even has a 20 percentage point safety margin — it can withstand a significant market downturn before generating negative cash flow.
Should I look at break-even before or after depreciation?+
Break-even occupancy typically refers to cash flow break-even — covering all cash expenses including mortgage payments. Depreciation is a non-cash tax deduction that doesn't affect cash flow. Focus on cash flow break-even for operational analysis; use depreciation separately for tax planning.
How does ADR affect break-even occupancy?+
Higher ADR directly reduces break-even occupancy — you need fewer nights booked at a higher rate to cover fixed costs. Doubling ADR roughly halves break-even occupancy. This is why dynamic pricing and premium amenities are so valuable — they directly reduce your risk exposure.