15748 Rockyfork Rd
Rockbridge, OH 43149
$499,999
2 bd · 1 ba · 805 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
805
Lot sqft
108,900
HOA / mo
$0
Furnished
No
List date
2026-10-26T12:32:22.000000Z
Revenue
Annual revenue
$82,954
ADR
$323
Occupancy
70%
Cleaning fees (12 mo)
$13,825
Confidence
Low (46.46), 14 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $73,808
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 The Aspen Cabin | Hocking Hills, Charming, Hot Tub Cabin
| 2 bd · 1 ba · sleeps 6 | $49,376 | $278 | 49% | 4.5★ (106) | 338 ft | AirbnbVrbo |
 Fox Ridge-Black Alder Lodging Cabin
| 2 bd · 1 ba · sleeps 4 | $93,674 | $325 | 79% | 4.9★ (196) | 0.1 mi | AirbnbVrbo |
 Rocky Hollow | Hocking Hills, Lush Cabin, Hot Tub Cabin
| 2 bd · 1 ba · sleeps 4 | $73,808 | $315 | 64% | 4.8★ (171) | 0.1 mi | AirbnbVrbo |
 The Rocky Villa | Rock Formations, Waterfalls Cabin
| 2 bd · 2 ba · sleeps 4 | $176,829 | $524 | 92% | 4.8★ (176) | 0.1 mi | AirbnbVrbo |
 Maynard's Retreat | Hocking Hills, Modern, Hot Tub Cabin
| 2 bd · 2 ba · sleeps 4 | $97,772 | $350 | 77% | 4.8★ (94) | 0.2 mi | AirbnbVrbo |
 Uckor's Edge | Hocking Hills, Modern Cozy Cabin Cabin
| 2 bd · 1 ba · sleeps 4 | $115,238 | $379 | 83% | 4.8★ (160) | 0.2 mi | AirbnbVrbo |
 Stonehaven | Hocking Hills, Modern, Views, Hot Tub Cabin
| 2 bd · 1 ba · sleeps 4 | $91,203 | $337 | 74% | 4.9★ (101) | 0.3 mi | AirbnbVrbo |
 Rocky Falls | Hocking Hills, Modern Cabin, Hot Tub Cabin
| 2 bd · 1 ba · sleeps 4 | $93,499 | $356 | 72% | 4.8★ (218) | 0.3 mi | AirbnbVrbo |
 Rustic Cabin Retreat with Jacuzzi in Ohio Cabin
| 2 bd · 1 ba · sleeps 4 | $33,149 | $278 | 33% | 5★ (100) | 0.5 mi | AirbnbVrboBooking |
 Secluded Hocking Hills Cabin with Private Hot Tub House
| 2 bd · 1 ba · sleeps 5 | $38,914 | $206 | 52% | 4.8★ (100) | 0.6 mi | AirbnbVrbo |
Show 3 more
Robin's Nest | Hocking Hills, Hot Tub, Couples
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $39,036ADR $261Occ ≈ 41%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Robin's Nest | Hocking Hills, Hot Tub, Couples Cabin | 2 bd · 1 ba · sleeps 4 | $39,036 | $261 | 41% | 5★ (5) | 0.6 mi | Airbnb |
Hocking Hills Cottage Retreat | Hot Tub & Fire Pit House
| 2 bd · 1 ba · sleeps 5 | $47,609 | $206 | 63% | 4.9★ (123) | 0.6 mi | AirbnbVrboBooking |
Idyllic Cabin in the Heart of Hocking Hills Cabin
| 2 bd · 1 ba · sleeps 4 | $29,494 | $332 | 24% | 5★ (71) | 0.7 mi | AirbnbVrboBooking |
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
Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$82,954
NOI
$43,655
Cash flow /mo
$868
Cash needed
$161,000
Cash-on-cash
6.5%
ROE (yr 1)
17.7%
Cap rate
8.7%
DSCR
1.31
Year-1 write-off
$122,892
Year-1 tax shield @ 32%
$39,325
Year-1 return on equity
- Cash flow (annual)$10,416
- Principal paydown$3,089
- Appreciation at%$15,000
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)$16,591
- Platform fees (3% of revenue)$2,489
- Maintenance / capex (5% of revenue)$4,148
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,822
- Insurance (STR-rated)$4,050
Cash needed to close
- Down payment (25%)$125,000
- Closing costs (4.0%)$20,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,325
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
$390,000
Short-life (5/15-yr)
$107,000 · 27%
Year-1 deduction
$123,000
Year-1 tax shield @ 32%
$39,000
Land 22% (county tax record, market value split) · building $283,000 over 39 years · new furniture $16,000
Based on: 805 sq ft, built 2000, 2 bd / 1 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $78,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$7,600 new × 40% good × 4.05 allocation
- $10,000
Kitchen countertopsdefault
$6,200 new × 40% good × 4.05 allocation
- $2,300
Decorative trimdefault
$1,400 new × 40% good × 4.05 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 4.05 allocation
- $1,500
Shelvingdefault
$900 new × 40% good × 4.05 allocation
- $3,200
Window coverings (8)default
$2,000 new × 40% good × 4.05 allocation
- $11,400
Kitchen & laundry equipment plumbingdefault
$5,900 new × 48% good × 4.05 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 48% good × 4.05 allocation
- $9,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 4.05 allocation
- $14,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 4.05 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $3,600
Paving: driveway & walks (gravel)listing
$1,800 new × 50% good × 4.05 allocation
- $5,700
Landscaping (minimal)listing
$2,800 new × 50% good × 4.05 allocation
- $7,300
Patioslisting
$3,600 new × 50% good × 4.05 allocation
- $18,300
Decks & porches (attached)listing
$9,100 new × 50% good × 4.05 allocation
- $199,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$86,900 new × 57% good × 4.05 allocation
- $17,500
Building plumbing & fixturesdefault
$9,000 new × 48% good × 4.05 allocation
- $14,500
Building electrical & lightingdefault
$7,500 new × 48% good × 4.05 allocation
- $14,700
HVACdefault
$9,100 new × 40% good × 4.05 allocation
- $8,400
Hardwood & tile floorsdefault
$5,200 new × 40% good × 4.05 allocation
- $4,300
Fireplacelisting
$2,600 new × 40% good × 4.05 allocation
- $24,300
Septic systemlisting
$12,000 new × 50% good × 4.05 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $87,600 | $35,000 | $300 | $122,900 |
| 2 | $0 | $0 | $7,300 | $7,300 |
| 3 | $0 | $0 | $7,300 | $7,300 |
| 4 | $0 | $0 | $7,300 | $7,300 |
| 5 | $0 | $0 | $7,300 | $7,300 |
| 6+ | $0 | $0 | $253,600 | $253,600 |
| Total | $87,600 | $35,000 | $282,900 | $405,500 |
The building's share of the price ($390,000) is 4.0x our depreciated replacement cost of the home ($96,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.