A revenue diagnostic on the North House portfolio. Apartment-style hotel conversions across Quebec City, Banff, Tofino, and satellite markets. 35 listings, 60 units, five years of PriceLabs reservation data.
Pacer is a dedicated revenue management service for short-term rental and boutique hospitality operators. We do not advise from the sidelines. We operate directly inside your tech stack and own daily pricing, pacing, length-of-stay strategy, distribution, and yield optimization.
Leadership team brings revenue management experience from Inspirato, Vail Resorts, VTrips, Vacasa, and Expedia. We bring enterprise rigor to operators who deserve it without the enterprise overhead.
Your portfolio is performing. Same-store RevPAR grew 19.5% from 2024 to 2025 and is up 7.3% on a trailing-twelve basis, with occupancy gaining 3.8 points. The Banff Otter complex sale removed roughly $530K of 2025 revenue from 2026 books, by design. The case for Pacer is incremental: capture additional yield on top of an already-working portfolio, remove single-points-of-failure in revenue execution, and bring the AI-native operating model you described to us.
| Period | Revenue (CAD) | RevPAR | YoY | ADR | Occupancy |
|---|---|---|---|---|---|
| 2024 | $3,940,000 | $208 | . | $341 | 61% |
| 2025 | $4,710,000 | $248 | +19.5% | $358 | 69% |
| T12M (Jun-25 to May-26) | $4,584,000 | $224 | +7.3% | $344 | 65% |
| Q1 same-store: 2025 vs 2026 | |||||
| Q1 2025 | $662,000 | $150 | . | $238 | 63% |
| Q1 2026 | $624,000 | $141 | -5.8% | $218 | 65% |
All quarterly and annual figures are same-store (units active in both periods). Otter complex revenue excluded from both periods to make the comparison clean.
Same-store RevPAR grew 19.5% on an 8.4-point occupancy lift. ADR held in the $341 to $358 range as you scaled into similar inventory tiers. Strong execution against a real ramp.
The Banff Otter complex came offline in late 2025, removing roughly $530K of annual revenue. By design, not by performance. Muskrat continues to drive Banff revenue on forward bookings.
Your portfolio is in a working state. Pacer's job is to make a working portfolio compound faster, remove the human-dependent gaps you described, and bring the AI-native execution layer you said you wanted. Not to fix a broken one.
Your portfolio is healthy on a same-store basis. We did not find the kind of broken-portfolio diagnostic that would warrant a long list of structural gaps. Here is what we did find: one verifiable miss in your tooling, and two operational realities you described to us on the call that Pacer is built to address.
34 of your 35 listings are flagged for HLP Migration in your PriceLabs dashboard. Only one (Apt 1) has migrated to Hyper Local Pulse, PriceLabs' next-generation engine. HLP uses denser local market signals, more granular comp-set inputs, and tighter demand sensing. PriceLabs reports HLP improves revenue by up to 9% versus the old algorithm. The old algorithm is being phased out: HLP will eventually be the only supported version, and the legacy algorithm will not receive further updates. The longer the migration waits, the more stale your pricing engine gets relative to peers who have already moved over.
Fix: full HLP migration across the portfolio during onboarding. One-time setup, not an ongoing cost. Pacer runs these migrations regularly as part of the listing quality audit and we have direct lines to PriceLabs' Expert Partner team if anything escalates.
Your words on the call: "I am occasionally and maybe far too often catching what I view is probably gaps or oversights with the team. They have helped us immensely with revenue growth, but my questioning is always, is it the market or is it the market maker." That is a structural issue with how revenue management is set up, not a portfolio issue.
Fix: dedicated RM plus Director-level oversight, bi-weekly cadence, programmatic API monitoring across Guesty and PriceLabs so that gaps surface in the workflow, not in your inbox after the fact.
Your words: "I want to find a tool, a system and a team that is going to be AI driven as possible because I think humans are average at this at best. They are great for oversight. They are not great to actually be the leaders in this type of implementation when it comes to a comparative numeric, constantly fluctuating pricing product." Pacer is built that way by design.
Fix: programmatic rate, LOS, and availability updates via the Guesty and PriceLabs APIs. AI-driven alerts for pricing mismatches, availability gaps, and pacing misses. Curated comp sets with 5 to 10 hand-picked competitor properties per listing, monitored continuously. Humans for oversight and judgment calls, not for moving the levers.
Your portfolio is already growing. The upside is not from fixing a broken portfolio, it is from running a tighter operation across the same inventory. Anchored to the T12M same-store baseline of $4.58M, modeled against Pacer's portfolio benchmarks for clients in their second and third twelve months.
| Cohort | Units | T12M Rev | ADR | Occ proxy | Primary lever |
|---|---|---|---|---|---|
| Quebec Apartments | 5 | $736K | $613 | 66% | Rate discipline + peak compression |
| QC River / Parking rooms | 17 | $728K | $148 | 79% | Auberge ADR floor + weekend rate |
| Ursule Suites | 6 | $703K | $461 | 70% | LOS strategy, shoulder lift |
| Individual Units (premium satellites) | 6 | $643K | $817 | 36% | Occupancy lift, lead-time pricing |
| Auteuil 10 Hotel Rooms | 10 | $582K | $173 | 92% | Rate push at near-full occupancy |
| Auteuil Apartments | 3 | $456K | $605 | 69% | Rate discipline + peak compression |
| Banff (Muskrat only, post Otter sale) | 1 | $464K | $1,775 | . | Forward bookings strong, Q3 2026 pacing +10% |
| Tofino | 5 | $303K | $721 | . | 3 of 5 units inside first 12 months. Ramp acceleration is the lever |
| Scenario | Primary driver | Annual GRR | Lift vs T12M |
|---|---|---|---|
| T12M baseline (same-store) | Current trajectory, +7.3% YoY | $4,584,000 | . |
| Year-1 conservative | HLP migration + structured rate discipline across cohorts | $4,890,000 | +$306K (+7%) |
| Year-1 target | Conservative + programmatic API workflow + Key Data benchmarking | $5,130,000 | +$546K (+12%) |
| Year-1 stretch (Pacer client median) | Full structured RM at the 18% median Pacer lift seen in 12+ month clients | $5,410,000 | +$825K (+18%) |
Modeled on revenue levers Pacer directly executes: rate strategy, pacing management, LOS controls, and cohort-specific yield. Demand generation and direct-channel investment, if pursued, would compound these numbers.
Your team runs the operation, guest experience, and asset management. Pacer runs revenue. We are the team you would otherwise need to recruit, train, and retain.
Standard Pacer pricing structure. Choose the model that fits how you want to think about the relationship: predictable per-unit cost or aligned-to-revenue. North House falls in our 51 to 100 unit tier (60 active units).
Predictable monthly cost. Volume discounts at scale.
| Portfolio (doors) | Monthly fee per unit |
|---|---|
| Under 25 | $45 |
| 25 to 50 | $40 |
| 51 to 100 (North House) | $35 |
| Over 100 | $30 |
For North House: ~$2,100 CAD per month at 60 units. Recommended given mixed inventory and predictable cadence.
Aligned incentives. Pacer wins when you win.
| Portfolio (doors) | % of monthly room revenue |
|---|---|
| Under 25 | 1.40% |
| 25 to 50 | 1.30% |
| 51 to 100 (North House) | 1.20% |
| Over 100 | 1.10% |
~$4,580 CAD per month at 1.20% of T12M GRR. Scales with portfolio performance.
Month-to-month. No long-term contract. Cancel any time. Performance-backed: if you are not seeing measurable ROI and strategic value, you can cancel at any time. We earn the relationship through results.
Pricing valid through July 2, 2026.
Modeled on T12M baseline GRR of $4,584,000 CAD and per-unit pricing ($35 x 60 units x 12 months = $25,200 annual fee). Breakeven RevPAR lift is 0.55%. Anchor scenario is the 18% median RevPAR lift our 12-plus-month clients see.
| RevPAR lift | Incremental revenue | Pacer fee | Net to North House | ROI |
|---|---|---|---|---|
| 3% | $137,520 | $25,200 | $112,320 | 5.5x |
| 7% (year-1 conservative) | $320,880 | $25,200 | $295,680 | 12.7x |
| 12% (year-1 target) | $550,080 | $25,200 | $524,880 | 21.8x |
| 18% (Pacer client median, 12+ months) | $825,120 | $25,200 | $799,920 | 32.7x |
| 22% (year-1 stretch) | $1,008,480 | $25,200 | $983,280 | 40.0x |
North House owns all inventory directly, so incremental revenue flows to the business without PM commission attribution. Modeled on revenue levers Pacer executes (rate strategy, pacing, LOS controls, cohort yield). Onboarding fee ($3,600 one-time) recouped in any scenario above a 0.08% annual lift.
Sign month-to-month agreement and align on a start date. No long-term contract. Cancel any time. Performance-backed: if Pacer is not delivering measurable ROI and strategic value, you can walk.
Pacer team is introduced to your operations lead. Granted access to Guesty and PriceLabs. Within the first 2 to 3 weeks we complete the full listing quality audit, revenue strategy audit, and HLP migration plan. We present findings to you and your team and get your sign-off on the changes.
Daily revenue execution begins on the agreed start date. Live dynamic pricing in market within the first week of active management. Bi-weekly performance