If you’re a U.S. or Canadian retiree (snowbird) or a buy-and-hold investor evaluating San José del Cabo, this page keeps it simple and consistent with our other Laguna Vista content. We use a real US$300,000 one-bedroom in Laguna Vista to show predictable annual carrying costs in MXN and a clear, HOA-aligned 12-month rental model—exactly how most U.S./Canadian owners operate (tenant pays utilities; owner pays HOA). The core 6–8% scenarios below are identical to the prior article; additional rows are provided only for sensitivity.
No mortgage included. Utilities reflect typical owner-use; with 12-month rentals, tenants usually pay utilities directly.
| Expense Type | Monthly (MXN) | Annual (MXN) |
|---|---|---|
| HOA Fees | 4,600 | 55,200 |
| Utilities (electricity / water / internet) | 1,700 | 20,400 |
| Property Tax (predial; billed annually, shown monthly) | 1,512 | 18,144 |
| Total | 7,812 | 93,744 |
For the rental math we convert only owner-paid HOA to USD: 55,200 ÷ 18.37 ≈ US$3,005 per year. Canadian readers: we can share the raw inputs if you want to view them in CAD using your bank’s rate.
Assumptions: tenant pays utilities; owner pays HOA; management 10% + maintenance 5% of collected rent (15% variable); HOA fixed at ~US$3,005/year. Net Operating Income (NOI) = (Monthly Rent × 12 × Occupancy) − 10% management − 5% maintenance − HOA. Capitalization rate (cap rate) = NOI ÷ US$300,000.
| Rent / Mo | Occ. | Gross / Yr | Mgmt 10% | Maint 5% | HOA | NOI / Yr | Cap Rate | Break-Even Occ. |
|---|---|---|---|---|---|---|---|---|
| $2,290 | 90% | $24,732 | $2,473 | $1,237 | $3,005 | $18,017 | 6.01% | ~12.9% |
| $2,560 | 92% | $28,262 | $2,826 | $1,413 | $3,005 | $21,018 | 7.01% | ~11.5% |
| $2,790 | 95% | $31,806 | $3,181 | $1,590 | $3,005 | $24,030 | 8.01% | ~10.6% |
NOI excludes debt service and income taxes. Break-even occupancy solves for NOI=0 with given rent and 15% variable expense.
| Rent / Mo | Occ. | Gross / Yr | Mgmt 10% | Maint 5% | HOA | NOI / Yr | Cap Rate |
|---|---|---|---|---|---|---|---|
| $2,200 | 90% | $23,760 | $2,376 | $1,188 | $3,005 | $17,191 | 5.73% |
| $2,400 | 90% | $25,920 | $2,592 | $1,296 | $3,005 | $19,027 | 6.34% |
| $2,500 | 92% | $27,600 | $2,760 | $1,380 | $3,005 | $20,455 | 6.82% |
| $2,650 | 92% | $29,256 | $2,926 | $1,463 | $3,005 | $21,862 | 7.29% |
| $2,900 | 95% | $33,060 | $3,306 | $1,653 | $3,005 | $25,096 | 8.37% |
| $3,000 | 95% | $34,200 | $3,420 | $1,710 | $3,005 | $26,065 | 8.69% |
All additional rows follow the exact same formula; the preserved 6–8% block above remains unchanged for cross-page consistency.
Rule of thumb: with 15% variable expenses and US$3,005 HOA, break-even ≈ HOA ÷ (12 × Monthly Rent × 0.85). Excludes debt service and taxes. U.S. & Canadian buyers: provincial/state tax treatment of foreign rental income differs—please confirm with your CPA. We can provide the raw figures used in these models.
| Rent / Mo | Break-Even Occupancy |
|---|---|
| $1,800 | ~16.4% |
| $2,000 | ~14.7% |
| $2,200 | ~13.4% |
| $2,400 | ~12.3% |
| $2,650 | ~11.1% |
| $2,900 | ~10.2% |
| $3,000 | ~9.8% |
Laguna Vista in San José del Cabo offers predictable carrying costs and long-term rental demand—an efficient way to own without beachfront premiums. Review photos, details, and request a showing of the real US$300K 1-bed: See this Laguna Vista condo today »
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