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27265 Miller Rd

27265 Miller Rd

Rockbridge, OH 43149

$314,900

2 bd · 1 ba · 968 sqft · Listed today

View on Realtor.com →
Low confidence

Year built

1958

Sqft

968

Lot sqft

50,965

HOA / mo

None

Furnished

No

List date

2026-10-01T01:21:16.000000Z

Revenue

Annual revenue

$60,216

ADR

$267

Occupancy

62%

Cleaning fees (12 mo)

$9,325

Confidence

Low (29.21), 12 comps

Comp revenue range (p25 / median / p75)

$33,301$56,530$95,913

  • Hocking Hills Hideaway w/ Hot Tub & Fire Pit!

    House · 2 bd · 2 ba · sleeps 5 · 364 ft

    Revenue $31,394ADR $255Occ ≈ 34%4.3★ (30)

    AirbnbVrbo

  • Hocking Hills Hot Tub Cabin | 5 Min to Lake Logan

    House · 2 bd · 2 ba · sleeps 5 · 0.1 mi

    Revenue $36,741ADR $316Occ ≈ 32%3.5★ (11)

    AirbnbVrboBooking

  • Hemlock Retreats - 6 Acres, Hot tub, Winery

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.9 mi

    Revenue $33,936ADR $318Occ ≈ 29%5★ (167)

    AirbnbVrbo

  • The Roca Box Hop - Hocking Hills

    Cabin · 2 bd · 1.5 ba · sleeps 5 · 1.0 mi

    Revenue $125,477ADR $536Occ ≈ 64%4.9★ (156)

    AirbnbVrbo

  • The Ellwood Box Hop

    Cabin · 2 bd · 1 ba · sleeps 4 · 1.4 mi

    Revenue $134,640ADR $464Occ ≈ 79%5★ (123)

    AirbnbVrbo

  • 2BR Hocking Hills Treehouse w/ Hot Tub & Trails

    Treehouse · 2 bd · 1 ba · sleeps 4 · 1.5 mi

    Revenue $86,058ADR $303Occ ≈ 78%4.8★ (160)

    AirbnbVrbo

  • Hot tub/Firepit/playset/Arcade/Close to everywhere

    House · 2 bd · 2 ba · sleeps 6 · 1.5 mi

    Revenue $6,064ADR $226Occ ≈ 7%5★ (4)

    Airbnb

  • Treehouse! The Star Wars Treehouse w/Rooftop Deck

    House · 2 bd · 1 ba · sleeps 5 · 1.5 mi

    Revenue $49,775ADR $417Occ ≈ 33%4.8★ (23)

    AirbnbVrbo

  • Treehouse! The Country Club w/Rooftop Deck

    House · 2 bd · 1 ba · sleeps 4 · 1.5 mi

    Revenue $63,285ADR $421Occ ≈ 41%4.8★ (57)

    AirbnbVrbo

  • Cozy Haven at Hocking Hills

    Cabin · 2 bd · 1 ba · sleeps 4 · 1.7 mi

    Revenue $20,861ADR $264Occ ≈ 22%5★ (29)

    AirbnbVrbo

Show all 12 comps

  • Fishing, Views, Trails, Firewood/poles provided

    Cabin · 2 bd · 1 ba · sleeps 4 · 1.9 mi

    Revenue $76,354ADR $329Occ ≈ 64%4.7★ (74)

    AirbnbVrbo

  • Ananda | Hocking Hills, Luxury 2BR Cabin, Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 2.0 mi

    Revenue $156,040ADR $537Occ ≈ 80%5★ (97)

    AirbnbVrbo

Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.

Cash flow calculator

Financing
Management

Est. revenue

$60,216

NOI

$34,813

Cash flow /mo

$2,901

Cash needed

$343,496

Cash-on-cash (all cash)

10.1%

ROE (yr 1)

12.9%

Cap rate

11.1%

DSCR

—

Year-1 write-off

$91,670

Year-1 tax shield @ 32%

$29,334

Year-1 return on equity

  • Cash flow (annual)$34,813
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,447
ROE12.9%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$12,043
  • Platform fees (3% of revenue)$1,806
  • Maintenance / capex (5% of revenue)$3,011
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,792
  • Insurance (STR-rated)$2,551

Cash needed to close

  • Purchase price (all cash)$314,900
  • Closing costs (4.0%)$12,596
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$29,334

Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).

The write-off comes from the cost segregation estimate below. Not tax advice.

Cost segregation estimate

An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.

Depreciable basis

$239,000

Short-life (5/15-yr)

$75,000 · 32%

Year-1 deduction

$92,000

Year-1 tax shield @ 32%

$29,000

Land 24% (county tax record, market value split) · building $163,000 over 39 years · new furniture $16,000

Based on: 968 sq ft, built 1958, 2 bd / 1 ba, unfurnished, listing features (deck, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $56,000 in year 1 (17% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$56,400

  • Kitchen cabinetsdefault

    $7,900 new × 40% good × 2.87 allocation

    $9,100

  • Kitchen countertopsdefault

    $6,500 new × 40% good × 2.87 allocation

    $7,400

  • Decorative trimdefault

    $1,700 new × 40% good × 2.87 allocation

    $1,900

  • Mirrorsdefault

    $200 new × 40% good × 2.87 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 2.87 allocation

    $1,000

  • Window coverings (10)default

    $2,500 new × 40% good × 2.87 allocation

    $2,900

  • Kitchen & laundry equipment plumbingdefault

    $6,200 new × 40% good × 2.87 allocation

    $7,100

  • Kitchen, laundry & data equipment electricaldefault

    $3,700 new × 40% good × 2.87 allocation

    $4,300

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 2.87 allocation

    $6,500

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$35,100

  • Paving: driveway & walks (paved)default

    $6,500 new × 50% good × 2.87 allocation

    $9,200

  • Landscaping (typical)default

    $6,200 new × 50% good × 2.87 allocation

    $8,900

  • Patiosdefault

    $1,000 new × 50% good × 2.87 allocation

    $1,400

  • Decks & porches (attached)listing

    $10,900 new × 50% good × 2.87 allocation

    $15,600
Building, 39-year$163,000

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $104,700 new × 40% good × 2.87 allocation

    $120,000

  • Building plumbing & fixturesdefault

    $10,800 new × 40% good × 2.87 allocation

    $12,400

  • Building electrical & lightingdefault

    $9,500 new × 40% good × 2.87 allocation

    $10,900

  • HVACdefault

    $10,900 new × 40% good × 2.87 allocation

    $12,500

  • Hardwood & tile floorsdefault

    $6,200 new × 40% good × 2.87 allocation

    $7,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$56,400$35,100$200$91,700
2$0$0$4,200$4,200
3$0$0$4,200$4,200
4$0$0$4,200$4,200
5$0$0$4,200$4,200
6+$0$0$146,100$146,100
Total$56,400$35,100$163,000$254,500

Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.

Market note

Hocking County STR ordinance pending (annual permit, inspection, $1M liability insurance, driveway standards). Steep/gravel driveways are a cost risk.