Trailing 12 months, same-store revenue sits within 2% of last year while ADR corrected off an inflated prior-year base and occupancy grew every month. Reviews and two suspended Airbnb listings, not pricing, remain the biggest drag on the ceiling.
ADR pulled back off an inflated prior-year base, occupancy grew every month, and revenue landed within 2% of last year on the 41-unit same-store cohort. A portfolio that trades some rate for volume and still holds revenue nearly flat is protecting the business, not losing ground.
Rate corrected 3.6% off a prior-year base, occupancy grew 1.5 points, and RevPAR landed within 1% of last year: a portfolio that protected volume rather than defending a rate the market wouldn't pay.
Simplehost's own month-over-month RevPAR change versus a year ago, since Pacer's Feb 27 go-live.
| Month | Portfolio RevPAR YoY | Note |
|---|---|---|
| March 2026 | -11.8% | — |
| April 2026 | +3.5% | — |
| May 2026 | -1.2% | — |
| June 2026 | -6.3% | — |
| July 2026 | -25.7% | Airbnb suspension hit |
| August 2026 | -9.4% | Back near pre-July levels |
Portfolio-wide, unit-weighted, same-store where applicable. July is the one month that broke from the trend, and it's not a pricing miss: it's the month the Melrose and Central Avenue 2 Airbnb suspensions took effect, see below. August moved back toward the pre-July trend as the appeals continued.
Pricing can win back occupancy and defend rate, but it can't repair a trust signal a guest sees before they ever open the calendar. This is the actual priority Connor Ramalho and the Simplehost team come back to every week, ahead of any rate conversation.
Averaging roughly 3.4 stars against 4.8–4.9 for nearby hotel competitors, an estimated $10K/year drag on that unit alone from lost booking conversion. Flagged in the July 21 revenue review as a post-season cleanup priority.
Both listings were suspended by Airbnb over recurring guest safety complaints. Appeals have been in progress since at least early August with no confirmed reinstatement as of the August 20 review. New reservations across the book were down roughly 35% the week that was reported.
Occupancy-led pricing through the correction, owner-block cleanup (Allenhurst December availability, festival and concert-date releases), and active appeal follow-up on both suspended listings.
The reasoning that should survive a second look.
Trailing-12-month figures use KeyData's same-store filter: units continuously in service across the full comparison window. 41 units qualify. Forward-pace figures use the booked-in-both-periods intersection, the honest read on what's actually on the calendar.
Simplehost runs on Hospitable, which has no direct connection into Pacer's core reservations database. Every figure here comes from one source, KeyData, for both years.
Trailing 12 months: Sep 2 2025 to Sep 1 2026. Monthly portfolio trend: March through August 2026, each vs the same calendar month last year. Forward pace: next 90 days (Sep 1 to Nov 30 2026) vs the same booking-cycle point last year, not a finished prior year.
We pulled market context two different ways: KeyData's county-wide read (Monmouth County RevPAR down roughly 23%) and a direct AirDNA pull for Neptune/Ocean Grove, the actual submarket Simplehost competes in (RevPAR up roughly 8% over the same window). The two disagree by too wide a margin to trust either one, so this page reports the portfolio's own numbers only, with no market comparison.