How to Automate Pricing Checks with Adapt MCP

Alright. So thank you everyone for joining us. I know that your time is very valuable, so we appreciate you guys all joining to listen to us for an hour. Today, we are gonna cover how to automate pricing checks with your Adapt MCP.

So connecting Claude to your Adapt account, and then let it kinda do a morning dashboard, find the opportunities for you, help you out, speed your time up, and not do so much digging. My name is Jessica Spinks. I am the founding revenue manager for AirDNA Adapt, and this is Jordan Myers. He is the senior product manager for Adapt.

He has been here since day zero of Adapt, helping create this amazing revenue management tool that I personally believe will be helpful and valuable to everybody in speeding up their time and how you spend your day digging into revenue management and what you can do to increase your investment. Alright. So let's go ahead and just go over what we're gonna cover today. First, we'll cover some Adapt basics, just what Adapt does for your pricing, and Jordan will be demoing that for you.

Then we will go through how to connect Adapt to the MCP. Jordan will take you step by step on how to do that. Then we are gonna go through my morning dashboard that I created using Claude through the MCP connection. And then at the end, like Jordan said earlier, we will go through all the questions that you guys have.

I'm just wanna go through what your rates are actually built on. It's built on the best short term rental data there is in the industry, over 15,000,000 plus active listings, a 120,000 markets dating back to 2014.

And this data is your real competition. So it's built on real listings with VRBO and booking data included. So we filter and sift through all that. So you're not looking at duplicate listings or listings that aren't really taking bookings or that are all blocked out.

So this data is very well filtered and allows for you to get the proper suggested rates. You have unlimited comp sets, so you can have as many comp sets for each unit for markets, and you can filter between whether you want one comp set to be used on one unit or or the one that we suggest. That's completely up to you. We offer an AI base rate, so it moves with the market.

And so it's not static throughout the year. You don't wanna just set a base rate and have that be the same all year. You wanna move with the market. That way you're capitalizing as much as you can on that investment.

So every day adapt prices every night so you don't have to. Why this matters is 19% more revenue per available night for listings that are priced algorithmically rather than by hand. So I'm sure some of you were around when it used to be the only thing you could do was put a day...

Put a price in for a day a week, you know, by the month. And so we've come a lot farther than that nowadays. So I'm gonna go ahead and pass it over to Jordan to show you around Adapt.

Cool. Yeah. Thanks, Jessica. I will...

I'll keep this part short and sweet. I just wanna show you around real quick, and then we'll get to the star of the show, which is the MCP, our buddy Cloud, and and the cool stuff that Jessica has built on top of it to make revenue management easier. Awesome. Whenever you come into AirDNA, there will be big CTA, a call to action to connect your listings.

When you do that, as Jessica said, you can connect directly to Airbnb or you can connect to one of our many, property management system partners. And so, what we've got here, you all seen calendar report. Right? Nothing crazy there, but you can get a whole view of your portfolio in our multi listing calendar, and you can adjust this.

You can filter. You can add your own columns. Just make it your own. And something that I'll touch on a little bit more in a minute is the ability to ask AI anything about your data as well as have it take actions.

You can see the rate breakdown from our model. Right? And so we have four different models that are powering this. We have seasonality.

We have demand, which is looking at both historical as well as, you know, forecasted and current demand in the market, lead time and events, as well as any of those price rules, customizations, and guardrails that you place on it. Something I really love about this, the daily details view is this comp comparison, because we can we give you this snapshot of what's going on with your comp set, right? How booked are they? How many units are left?

Am I competing against? What did they get booked at? Where are they currently available at? I can see the percentile ranges, and I also have this snapshot, excuse me, of these specific listings and what they're priced at for this day.

So really cool kind of snapshot, what's going on with your comps. And then price rules. So the first thing I want to talk about is strategies here. So what we've done with strategies, we did a bunch of research primarily in The US, and we're able to kind of boil down pricing strategies to these like four philosophies.

Obviously, there's way more. It's nearly infinite the ways that you can approach pricing, but we were able to kind of distill it down to these four philosophies. And so we have these four smart yield, which optimizes for RevPAR, volume builder optimizes for occupancy, steady earner compresses the pricing curve, there's fewer swings. And there's premium hold, which is much less about discounting, right?

That like the quote we have here is I'd rather have empty nights than cheap ones. And so what we do whenever you select a strategy, we're actually looking also at your market, your listing type. Is it a is it a home? Is it an apartment?

Is it a villa? How big is it? How many bedrooms? How many guests? We actually create a custom configuration for you.

And that comes with a lead time model, seasonality model, etcetera. But let's get to the start of the show. The AirDNA MCP. So let me click here.

We've got this really handy webpage, mcp..airda.co/docs. This is like our MCP headquarters. It's still in beta. We're building this out.

We have a lot of really cool ideas that we wanna add to this catalog, as well as adding more of the kind of like research capabilities. But we've got prompts for a daily brief, which Jessica is really gonna dig into strategy and rules overview, portfolio check-in, switch to Adapt. Right? It can help you move from one pricing tool into Adapt, and it walks you through all the steps.

Lots of cool stuff. I definitely recommend you come and check it out. Cool. Alright. So, yeah, the MCP plugs Claude or or any AI agent that you have straight into your Adapt account.

Just like the the in app Ask AI, you can ask it any question you want about your data. Right? Claude is going to...

Claude or your your agent is going to go and pick the right tools. It's going to understand, okay, they're asking questions about their portfolio, so I need to go get the listings. I need to analyze whatever metric they're asking about right now. We have, yeah, 30 plus tools, and we're adding more, and it will take action for you.

Right? It can make changes with previews and your approval. It will always ask for your approval before it makes any of those changes. So actually adding Claude from the directory.

If you go...

I think the next slide actually is better. If you go to customize and Claude, go to connectors, search AirDNA. Boom. It's right there.

You can just add it. But if you go to that MCP page, there's more instructions for adding to the other adding the other agents. And...

Yeah. So once you're connected, once you've maybe chatted with it a little bit, then you can dig into actually building your own tool. And so I'm really excited to hand this off to Jessica to show the the daily revenue brief.

Okay. So this is... As you guys can see my screen now, this is my main screen for my daily morning dashboard.

Now one thing to keep in mind, like Jordan said, this is built...

That I built this with Claude connected through our MCP. And really what I started with was the thought process of what is the main things I used to look for while I was doing revenue management for almost 800 units and the callouts that I would look forward to make those quick changes, to find the issues, things like that. Everything in here is customizable to what you're looking for, what your strategy is, how you have the layout. So you may feel a little overwhelmed by everything I have in here, but you don't have to make it this robust.

So I have this today, and it gives me a quick little collection of all of these little scorecards that I have booked early below last year. Says I have one of those right now. Unbookable gaps and cancellation changes, multi booking units. So I'll go through each one of these and show you an example.

You can also locate them on this dashboard. I have it built as a drop down here on the left sidebar. Below this, though, just a quick overview, and and you can filter in here. I filter by date range or last twenty four hours, last forty eight.

I can filter by a specific unit, by a specific market. So if you're in multiple markets, then you can work section at a time. Below that though, as Jordan was mentioning, we do have that performance area in Adapt. However, I built some extra reporting tools down here to help me decide where I should be looking to make these changes so that I can increase our bookings and incoming revenue.

So quickly, the last thirty days, it's showing me right now how many reservations I've had and what that is compared to last year, the booked revenue, guest nights, average booking window, ADR. And then below that's a quick graph of the bookings that have been made in the selected last thirty days. This year, I had one booking on October 4. Last year, I had two.

I'm sure a lot of you know how to read these graphs. You can switch it to revenue. You can switch it to guest nights So you can see, you know, how you're pacing compared to last year. Below that, I added in where these stays are landing.

So over the past thirty days, when these bookings are coming in, when are they actually checking in? So for example, in the past thirty days in October, I booked 11,000. Last year, I booked 3.5. So yay.

That's great. Awesome. And then you can see that looking forward, and it gives you a quick synopsis here on the right. If you scroll down, it'll give you the full list of all of your bookings if you wanna dive into that.

I also made it so it's filterable by Airbnb, VRBO, and where you're actually getting your bookings from. So let's go ahead and jump into some of these scorecards. So booked early last year. It's gonna open up this little page.

And again, here, I can filter by a different date frame, a specific unit if I want to. But it's saying this unit here, it booked farther out than last year at a lower rate. If I had more than one here, I could just click this little arrow and it pops open this sidebar to lay out what that data is. And so it gives me all the current information for that booking and then the information for that same booking last year for that time frame.

It tells me last year's same nights. It tells me the difference. But below, it says why it came in lower, and it will give you this quick breakdown of what the reason is. And it will give you a suggestion if maybe that was too low or a suggested change that you can make in your tool to Oh, yeah.

Keep that from happening again. You can then add these options in. I I added, like, Mark reviewed so then I can clear it. You can undo that.

You can say, you know, I wanna talk to the manager. It'll add it to a list where I know I can just go and filter and talk to the manager about that. You can make it say talk to the owner, whatever whatever you like. Again, this isn't what you're looking for, what's going to help you save time in your daily practices.

Another one that I find super helpful is gap nights and half weekends. So if I had a booking come in and now that weekend is booked halfway through and now I...

It's suggesting to me I should take that two night stay to a one night stay. It'll find all these for me. Give me a list of them. Once again, you click this little arrow on the right and it will pop out all of the information for that specific booking, why it's unbookable and the suggested fix for that situation.

You have cancellations and date changes. This used to be something where I would, like, get an automated email every day of any reservation that cancel or change dates, and then I would go in the next day and alter that. This is extremely useful because if you, let's say, have a cancellation for a major high demand day or time frame, let's say Christmas, and you're not on your computer in that second, you get that cancellation, then the tool that you're using doesn't automatically change back to what it should have been, then you may get a booking at a lower rate than you wanted. So this really helps you prevent that from happening.

It gives you a list of what was changed, what was canceled. But something something to build onto this would be, okay. I have this information here, but now I wanna tell Claude, when this happens, I want you to automatically up the rates to be in line with my comparable units. And so you can have Claude automatically do that for you on a daily basis.

So these aren't piling up on you. And then in this list, it could say something like, this is what we changed. This is what I did for you. And so that's already been addressed and you're not having to jump in here and put fires out.

You're just reviewing to see what occurred. Another call out would be multi booking units. Let's say one unit suddenly got six bookings in one day, that would kind of call out to me, maybe I should raise my base rates, right? Or maybe increase a farther out increase that I have or take off my last minute decrease.

Quickly, it'll tell you what that unit is and what the suggestions are. For me, I have this little drop down where I can then see each of those reservations with all of that information. And then it will give me, you know, the suggested change or whatever it is or that exact reason it came in lower. And sometimes you may not need to make a change because these reservations, let's say, were so spread apart that it it wasn't really the rate.

It's perfect. It's just taking in more bookings. That's great. Another one, pacing 20% or plus behind in the next ninety days.

This would be something I would say all of us have looked for if your unit starts pacing down and you're behind where you were last year, you probably know that owner is gonna call you and ask what is going on. So for it to tell you quickly what those units are, And then if you click again, this little arrow, it pops out this information on the sidebar and tells you, okay, this is what I suggest you do to change this. And this is again based on the data from AirDNA. So based on what your comparables are doing, based on what your reservations were booked at last year, And it will give you those suggested changes.

And then any notes that, let's say, you wanna log a note when these types of things happen, it'll say these notes down below for you. And there's a whole another section I'll go over with notes for you guys in just a little bit where you can kinda grab all those notes together and see them for each unit. Next, we have no bookings in the next fifteen days. I know a lot of tools have, like, a filter where you can filter to just the units that haven't had a booking in next days.

This just allows me to quickly see those units in one place. And then, again, on the sidebar, quick suggestions that are based on this data, again, to help fix that situation or see why the next thirty days is open. And then what else may help, like changing your OTA listings.

And then also any notes that you have logged with this unit, it'll show that down there as well. The last scorecard I have here is just no availability. So if you have a unit that all of a sudden from yesterday to today, it has all the next ninety days locked out, That's really something most managers wanna keep an eye on because if the owner goes in and blocks that all out, you probably wanna reach out to them and be like, hey. What's going on?

Can we fix this situation? You wanna keep them as a client. So it'll quickly show you any units like that. It'll say suggested changes.

If it if it is booked for the next ninety days, then the suggestion's gonna be we should raise your rates. Right? And so it'll give you those suggestions. You can quickly pop in to your tool and you can change that.

Or, again, you can just tell Claude, I want you to automatically make this change based on this situation. So that's my first section. This next session...

Section is pricing versus last year. So I find that I'm looking for...

You know, if a booking was open, but it was booked already by this time last year, probably the owner is gonna be like, why don't I have any bookings on the books yet? Or, you know, you're looking to see where you can edit that rate and see where you can optimize the return on investment again. So it quickly is gonna pull and you can, again, change your dates, look at a specific market, a specific unit. And it will give you the synopsis of the top, you know, booked revenue last year, how many bookings, average price versus last year.

And again, you can just click into the specific item that is listed here, and then it will give you all the information of what was booked this time last year and it's not booked now and then a suggested change for that. You can click once again, you can tell Claude, you can set up a skill with him to do the changes for you or you can pop into your tool and take care of that. Another one is priced under last year and open now. So a lot of times, you don't wanna be priced less than you were last year, and then the owner get a booking for less than it booked out last year farther in advance.

So these are just quick callouts for that. And it will tell you why it's like that. So for example, 20% below the comp, so there's room to raise it so you could raise it. Sometimes it might say this is in line with the comp.

So that's why it is at this rate. And so if owner does call you, you can quickly jump over here and you can give them that quick answer. The next one is price 20% plus over what you booked at last year. Now, of course, there's some boundaries with that because we know holidays move.

We know that there's units that maybe just came on board. There's no background data, things like that. So as I built this scorecard, there was a lot of back and forth with Claude of, like, here's my boundary. I only need to see this.

And when you're building out a dashboard, that's something you'll wanna work through with him. This isn't gonna be something that just, like, it's perfect on day one. So you can quickly jump in here and alter these to make them more in line with what you would expect, but you may not want to because it says, oh, the comps support this increase. So that's why you wanna be that high.

You could also, again, build a skill with Claude where he's automatically making changes for you. Next, I have min rate above last year. So quickly, this will show you...

If I have a min rate set in adapt, that's $215. But last year I was taking 180 That's probably why I'm pacing behind. It'll quickly tell you that it'll suggest if she should go lower. Next, I have a reporting section.

So pacing and comparison. I'm sure all of you have seen something similar to this in another platform. But again, you can build this to whatever you want to see how you want to really practice this. For me, I did all these major KPIs.

I can filter by a specific area bedroom again, but then you can just scroll down and you can see all of these graphs laid out for you. You know, you can include same time last year, last year final. So just another place you can build out graphs that you can quickly make adjustments on. Next, I have a booking analysis.

I find this very helpful because I can see the last thirty days, the lead time distribution. So zero to seven days out, 23% of shared reservations. I got 15, the average daily rate. But also here, my booking source distribution.

How many bookings do I actually get from Airbnb? How many do I get from booking.com? So you can really see where are you picking up most of those bookings, maybe where you wanna go in and make alterations to those OTAs or, you know, change the increases that you're offering or the discounts. Okay.

So those are the reports. You can make them as as great or big as you want. Right? So next, I have this team area drop down.

This is very exciting. I think for anybody who's in owner relations or the managers themselves talking to owners every day, I think this is gonna really save you so much time. So like I said earlier, in a lot of these areas, you can type in a note and you can check mark suggestion for owner, and it will add to this list here that I have for suggestions for manager. So if I get on a call with a manager, I have these notes all in one place.

I already know what I need to talk to them about. My old job, I was tracking this in a spreadsheet, which I'm sure a lot of people still do.

And so this is just so awesome, so quick. It gives you a quick synopsis and everything. Here's just basic notes. These are notes that, like, you would log wherever you want, and you can filter by the unit name.

Can filter by the date. You just, again, click it, and it opens up to the right. This next one, owner context. This is something I also stored on a spreadsheet for every unit.

As I'm pricing each unit, I have this spreadsheet open. And and you can store things like owner set the floor at 02:15. Owner wasn't happy about this. Owner doesn't want you to do this.

So as you're making changes, you can quickly see any owner context along with that unit. Now this next one is going to just boggle your mind. Right? Okay.

Owner check ins. The tool is saying...

Claude is saying, okay. I'm pretty sure this owner's going to call you, and this is why he's going to call you. High likelihood he's gonna call conflict with owner. Why are the next few months booking slower?

Is my minimum price stopping bookings? What happened with this booking? Claude is saying based on all this data in here and I'm your adapt data and AirDNA data, this owner's probably gonna call you, and these are gonna be the questions he asks you. And on this right side here, it says the reason why he's gonna call, the question he's gonna ask, what the answer is to that question.

It gives you the answers. And then down below right here, it prewrites you an email to send to this owner. Okay? So now the hours you're spending looking for the reasons this owner might call you or that you're getting this phone call and you're like, don't know what he's talking about.

Here is a quick area to be like, oh, this is probably why he's calling. Let me just jump over to here. Here's my answers. And you're gonna be able to answer his questions, be confident in what you're saying, and that owner, and if you can get ahead of it, which is always my recommendation, if you...

If Claude is saying he might call and you're reaching out to that owner before he even calls you, they're going to love that. They are going to be a client for life. I absolutely love this area. I think it just is gonna save everybody so much time and help build those relationships because we know at the end of the day, if you don't have owners, you don't have units to rent, that is a huge problem.

So I love this. Below that, I do have some definitions in here. You know, there is a lot that I put into building this dashboard for sure. So just definitions of what each scorecard means, what's the charts and comparison mean, what's it telling me, what is this bookings early below doing, what's the pricing versus last year, how is that actually calculated?

And then working through the list. So just definitions information and just a quick little synopsis that, you know, there was a lot that went into me talking to Claude. This kind of is just a review of how you would probably spend your time building this, and it's just talking in plain English to Claude. I'm looking for this.

Can you fix this? Right? So it...

It's it's not like you need to know numbers or techy questions or techy words. You just go back and forth with him. It's so nice. It's it's going to save you so much time.

And then again, please jump on to these...

The MCP website where we can quickly help you just start with a basic, you know, switch to adapt. Here's a prompt you can give to him to help him to help build something like this and things like that. So that is the daily bed dashboard. I know that was probably a lot, but I I hope everybody enjoyed it.

And I I really think that once you get your MCP connected, you're gonna find you'd use Cloud so so much more to help speed up your daily practices. Anything else that I've missed, Jordan?

Someone asked about some competitors. They asked specifically about PriceLabs. They said since PriceLabs is the top tool in the space where you think makes it better, PriceLab is a great tool. They they are the the gold standard in this space.

I I really love what they've built. Yeah. It's solid. I I think the difference for us is a couple of things.

I would say the the key thing is the data. Right? We are the leader in market data across Airbnb, Vrbo, booking.com. We also provide you the ability to have an unlimited number of comp sets across those three channels, and those comps are are deduplicated.

Right? So you don't have to go find this one on Vrbo, find this one on Booking, find this one on Airbnb.

I just wanna add a huge difference of coming from...

I've used almost every tool in our industry and coming to AirDNA to use a dab, the difference in the data and the suggested rates is so different when you're taking something and you're building it based on data, right? So every tool in our industry has been built based on being a tool, something you can use to speed up your everyday revenue management techniques. This specific tool was not built initially as a tool. It was built as a data.

AirDNA was built on data. This is a data. They have perfected the data. They have made it better and better and better, and then decided let's do something great with this data.

And that was build a revenue management tool. That is a complete reverse of everything else that's out there.

Let's see. AirDNA...

Yeah. So you will need an Adapt subscription to use the MCP. We are rolling out research MCP. And so that's more of just purely market analytics.

We'll be rolling that out for subscribers soon. In terms of price, we start at $20 per listing, but we have volume discounts. Feel free to reach out for those. I think I saw this question come up.

We do offer a thirty day trial. You can connect for free. You can see the rates. You can you can adjust with the the price rules.

If you do wanna use the MCP, you'll have to start a trial, but it's a thirty day free trial. No risk, no commitment. So, yeah, feel free to do that. But thank you all really for for taking the time out of your day, for being engaging, for asking questions, for connecting, and and checking out Adapt.

Please reach out. It is...

I very much have a day zero philosophy. Philosophy. Like, we're we're still so early. There's still so much to do, so much to build, so much to to perfect, and we can't do it without you.

So so please reach out. Let's connect. Let's chat about what's good, what's bad, what's ugly, and what we can what we can do better and what what you need, right, to to power your business to kind of take that next step. Anything you wanna add, Jessica?

Just yay short term rental industry. We can all do this together, people. This is a great tool. Let's all get on board. Again, like Jordan was saying, please feel free to reach out anytime. I love to jump on, help you build your dashboard, help you find these little pinpoints that'll help you get that better return on investment and keep those owners happy.

Alright. Thanks, y'all.

See you later. We'll send you guys the recording.