Concept demo · illustrative numbers, real data structure
Bring your real P&L · Phase 3 of the financial intake roadmap
Connect QuickBooks and your valuation runs on actuals, not estimates
This page walks the full flow with illustrative dummy numbers shaped like EpicBnb's book. The data structure is real: it mirrors a live pull Pacer ran against the QuickBooks Online API on Aug 20, 2026. Every screen below exists in the production spec.
1ConnectOne-time OAuth
Connected: EpicBnb LLC Read-only
Intuit OAuth, accounting scope, read-only. Pacer can never write to your books. Tokens are encrypted per portfolio with the same vault that protects your PMS credentials. Disconnect any time from Account settings.
2What Pacer pulls, and what it never touchesData access
✓Profit & Loss report, trailing 12 months
Monthly grain, full account hierarchy with group subtotals. Refreshed on a schedule after connect, so the valuation stays current.
✓Chart of accounts
Account names, types, and group structure. This is what the mapping step below reads.
✓Company info
Legal name and fiscal-year settings, to label the statement correctly.
✓P&L history (up to 3 years)
Builds the multi-year financial trend buyers ask for in diligence, alongside your reservation history.
Not pulled. The valuation needs statement-level totals, nothing more.
✕Per-employee payroll detail
Payroll account lines are read transiently to build bucket totals, then discarded. Pacer stores bucket totals and owner compensation only, never individual salaries.
3Map accounts to valuation bucketsConfirm once, reuse forever
Rules bucket most accounts automatically; AI classifies the stragglers; you confirm anything uncertain. The mapping is saved, so refreshes only ask about brand-new accounts. Amounts below are illustrative.
QuickBooks account
T12
Bucket
Mapped by
Income
Management fee income
$1,028,400
Management fee revenue
Rule
Cleaning fee income
$214,500
Ancillary revenue
Rule
Pet & late checkout fees
$18,200
Ancillary revenue
AI
Cost of services
Contract cleaning labor
$96,400
Payroll
Rule
Expenses
Wages: operations staff (5 accounts)
$287,300
Payroll
Rule
Payroll taxes & benefits
$41,900
Payroll
Rule
Owner salary
$96,000
Owner compensation
You confirm
Owner health insurance
$14,400
Owner compensation
You confirm
PMS subscription
$28,700
Software
Rule
Pricing & RM tools
$9,800
Software
Rule
Other SaaS subscriptions
$12,100
Software
AI
Digital advertising
$22,400
Marketing
Rule
Listing photography
$8,900
Marketing
AI
General liability insurance
$11,300
Insurance
Rule
Office rent
$24,000
Other opex
Rule
Bank & merchant fees
$6,300
Other opex
Rule
Phone & internet
$4,700
Other opex
Rule
Legal fees (merger, one-time)
$21,500
Add-back candidate
You classify
Travel
$16,200
Add-back candidate
You classify
Meals & entertainment
$7,850
Add-back candidate
You classify
4What it does to the valuationActuals vs estimates
Revenue you keep · actual
$1.26M
estimate was $1.03M: the $233K of retained ancillary fees was invisible before
Operating costs · actual
$599K
replaces five smart-defaulted percentages; includes $46K of unclassified add-back candidates
Owner compensation · confirmed
$110K
normalized against a $139K market-rate GM for a 99-unit book
Adjusted EBITDA · actual
$522K
was $406K estimated; up to $568K once add-backs are documented
At the current blended multiple, moving from estimated to actual earnings shifts the headline valuation by roughly +$580K, and the gold "estimated inputs" flag disappears. The estimate was conservative; being revised upward by your own books is the good direction. One cross-check comes free: booked revenue in QuickBooks against gross bookings in your PMS, the same tie-out a buyer's diligence team runs.