Prospect: Stephen Weber (and wife — name not captured in transcript; she joined late, has design instinct per Steven)
Property: 103 Reserve Way, Winter Park (next door to a sister property; Reserve neighborhood)
Status (as of 2026-04-30 15:36Z / 9:36 AM MDT): ✅ PROJECTION EMAIL SENT to Stephen — gmail msg 19ddf08e95f07f91, subject "103 Reserve Way — your rental projection", verified-sent ✓ via gmail-deep-scan outbound_observed insight + outbound mailbox label. Body: $92K annual gross-only number (stabilized, year-1 calibrated against Track + KeyData), owner-usage disclaimer included, PDF attached. Awaiting reply. Steven travels 5/2 for ~10 days — follow-up window: week of 5/12. Stage = projection_sent_awaiting_reply.
Commission target: 30% (cold; no negotiation yet — keep flat-30 in cold messaging per feedback_commission_messaging.md)
Current PM: None (self-managing, but considering competitors — explicitly mentioned "80,000 hours" / 80hrs which likely means Vacasa-class big PM. Validate at next touch.)
Walkthrough verbatim transcript: Call Transcripts/transcripts/2026-04-27_steven-weber-103-reserve-way_full-transcript.txt
Engagement signals (positive):
- "we'd love to be able to rent at least half the year"
- "we'll just need to cover overhead and that'd be ideal" — economic threshold is modest
- Pet-friendly OK (already has dog allergy in family, used to managing)
- Willing to replace master mattress (acknowledges it's been worn)
- Open to electronic lock (gets the operational logic)
- Willing to put owner-fridge in garage to skip condiment-resets
- Asked unprompted "what other advantages does SkyRun have?" — engaged buyer, not browsing
Engagement signals (risks):
- Travel-heavy May–June: "out of country a week and a half on Friday, back 2-3 weeks, then out 3 weeks in June" — momentum risk if no quick close
- Mentioned "80,000 hours" (likely 80hrs / Vacasa-class competitor) when comparing — explicit competitive shop
- Wife joined late and her opinion was deferred-to ("She's got a great eye for that sort of thing") — second decision-maker not fully engaged yet
Joseph's commitments (from transcript):
1. Email rental projection — Steven explicitly said: "I prefer email anyway. I hear numbers and... yeah, no, I get it. It's easy to look at things." Joseph closed with: "I'm gonna run them against the track data and the, uh, key data. I'll send that over to you."
2. Cross with Track + KeyData — explicitly committed to compare comps with Track actuals + KeyData market.
3. Soft commitment: launch window guidance — recommended March or July to avoid dead-period launch (September–November = momentum killer).
Open items / next actions:
1. Today (2026-04-27): Pull 103 Reserve Way comps in Track (similar 3BR/4BR Winter Park Reserve neighborhood); pull KeyData market trend (7-day ADR + occupancy for WP submarket); compose email projection. Use skyrun-builder skill (full PPTX/PDF/Excel deliverable optional, but email-first per Steven's preference).
2. Ahead of pause (Steven gone Fri ~2026-05-01): Get the projection email sent BEFORE he leaves the country. Otherwise reply window pushes 1.5 weeks.
3. Pet policy framing: Use the $50 pet insurance line — "covers up to $25,000 with it" — Steven responded warmly to this.
4. Mattress + decor: Quote master mattress topper or replacement. Consider the wife's design eye when deck/positioning.
5. Launch timing: Pitch a July soft-launch (post-July-4 momentum window) as the realistic target given his summer travel. March is the stretch.
6. Hot tub vendor continuity: Steven uses "Spa Man" — Joseph said SkyRun can keep that vendor on file. Confirm with Rachel that handoff process works.
7. HOA: Reserve neighborhood — verify STR is permitted (Joseph didn't push back, but confirm before agreement).
8. Sister property: R309421 (106 Preserve Way) sold 03/05/2026 for $2.9M; new owner unknown. If buyer becomes prospect once EagleWeb refreshes, this is a multi-property opportunity in a tight neighborhood.
Stage history:
- 2026-04-21 onward: Pre-walkthrough — Rachel scheduled
- 2026-04-27 9–10am MDT: WALKTHROUGH COMPLETE (Joseph + Rachel; wife joined later)
- 2026-04-27 AM: stage=projection_pending — owe Track+KeyData projection email
- 2026-04-27 PM: Track + KeyData real data pulled via Chrome MCP — see
Property Deliverables/Weber_103_Reserve_Way/data/track_pulled_2026-04-27.jsonandkeydata_pulled_2026-04-27.json. Comp set anchored on 3BR Lakota aggregate ($80,769 / 298 nights / 2025) + Antler at Lakota 103 single-unit reality check ($39,816 / 168 nights / 2025). Walkthrough breakdown notes:Call Transcripts/notes/2026-04-27_weber-103-reserve-way-walkthrough_breakdown.md. - 2026-04-27 PM: HOT TUB CORRECTION — walkthrough confirmed property HAS a hot tub on lower level (Spa Man services). SoT had it tagged "No"; corrected to "Yes" across Lead Details, Leads, HubSpot Import, Postcard Targets tabs in
Grand_County_STR_Engine_v3.5_filtered.xlsx. Score 55→80, Tier WARM→HOT. Projection re-run with hot-tub-equipped baseline: Year 1 July launch $47,350 / $33,145 net, Year 1 March launch $46,240 / $32,368 net, Year 2 stabilized $60,880 / $42,616 net, Year 2 + carpet/decor refresh upside $66K / $46.2K net. HS pending update appended. Deliverables (xlsx + pptx + pdf) rebuilt with corrected numbers. - NEW DATA-INTEGRITY RULE (2026-04-27): Direct owner confirmation via walkthrough/transcript/email overrides SoT and HS data. Must auto-propagate to all data stores (SoT all tabs + HS pending queue + projection deliverables) before next outbound.
Why: This is the second-most-advanced active deal. Closing risk is travel-driven momentum loss. Email-first preference is the unlock — Joseph's "email anyway" closing line should make the projection deliverable a single high-quality email + 1-page PDF, not a full slide deck.
How to apply: Reference the 2026-04-27 transcript for tone, pet/mattress/electronic-lock context, and Steven's explicit email preference. When building the projection deliverable, use skyrun-builder skill rules (CLAUDE.md ⛔ DELIVERABLE DATA INTEGRITY rule applies — every number must come from Track / KeyData / SoT, not estimates).