22913 Goose Creek Rd
South Bloomingville, OH 43152
$425,000
3 bd · 2 ba · 1,792 sqft · Listed 1d ago
View on Realtor.com →Year built
1980
Sqft
1,792
Lot sqft
96,703
HOA / mo
$0
Furnished
No
List date
2026-10-02T20:31:11.000000Z
Revenue
Annual revenue
$51,593
ADR
$305
Occupancy
46%
Cleaning fees (12 mo)
$12,093
Confidence
Med (54.9), 12 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $49,493
Coyote Kliff in Hocking Hills
House · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $29,207ADR $161Occ ≈ 50%4.8★ (126)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Home 7 Mins to Ash Cave with Hot Tub|Fire Pit House | 3 bd · 2 ba · sleeps 6 | $48,147 | $276 | 48% | 4.8★ (146) | 26 ft | AirbnbVrbo |
Hocking Hills: Hot Tub, Sauna, Pet Friendly, Games Cabin | 4 bd · 2 ba · sleeps 8 | $83,929 | $403 | 57% | 4.9★ (141) | 387 ft | AirbnbVrboBooking |
Hocking Hills: Hot Tub, Sauna, Pet Friendly, Games Cabin | 2 bd · 2 ba · sleeps 4 | $63,468 | $307 | 57% | 5★ (41) | 387 ft | AirbnbVrboBooking |
Secluded A-Frame Hocking Hills: Hot Tub, Fire Pit Place | 2 bd · 1 ba · sleeps 4 | $49,176 | $358 | 38% | 5★ (176) | 387 ft | AirbnbVrboBooking |
Emerald Edge Hocking Hills Midcentury Cabin W/ Hot Cabin | 2 bd · 2 ba · sleeps 4 | $58,023 | $298 | 53% | 5★ (216) | 417 ft | AirbnbVrboBooking |
Romantic French Cottage | Hot Tub + Outdoor Shower Barn | 2 bd · 1 ba · sleeps 4 | $49,809 | $308 | 44% | 5★ (258) | 0.1 mi | AirbnbVrboBooking |
The Book Nook Cabin House | 3 bd · 2 ba · sleeps 9 | $25,515 | $405 | 17% | 5★ (5) | 0.2 mi | AirbnbVrbo |
Coyote Kliff in Hocking Hills House | 2 bd · 2 ba · sleeps 4 | $29,207 | $161 | 50% | 4.8★ (126) | 0.4 mi | Airbnb |
Shorty's Place | Hocking Hills, 80 Acres, Hot Tub Cabin | 2 bd · 1 ba · sleeps 6 | $30,143 | $241 | 34% | 4.9★ (78) | 0.6 mi | AirbnbVrbo |
On The Rocks | Hocking Hills, 4BR, Hot Tub Cabin | 4 bd · 3 ba · sleeps 8 | $79,110 | $513 | 42% | 4.9★ (47) | 0.7 mi | AirbnbVrbo |
Show 2 more
Welcome to Falling Leaves, Pet Friendly, Sleeps 6
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $96,819ADR $2,266Occ ≈ 12%5★ (14)
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$51,593
NOI
$26,462
Cash flow /mo
-$140
Cash needed
$142,750
Cash-on-cash
-1.2%
ROE (yr 1)
9.6%
Cap rate
6.2%
DSCR
0.94
Year-1 write-off
$124,099
Year-1 tax shield @ 32%
$39,712
Year-1 return on equity
- Cash flow (annual)-$1,684
- Principal paydown$2,647
- Appreciation at%$12,750
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)$10,319
- Platform fees (3% of revenue)$1,548
- Maintenance / capex (5% of revenue)$2,580
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,042
- Insurance (STR-rated)$3,443
Cash needed to close
- Down payment (25%)$106,250
- Closing costs (4.0%)$17,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,712
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
$348,000
Short-life (5/15-yr)
$104,000 · 30%
Year-1 deduction
$124,000
Year-1 tax shield @ 32%
$40,000
Land 18% (county tax record, market value split) · building $243,000 over 39 years · new furniture $20,000
Based on: 1,792 sq ft, built 1980, 3 bd / 2 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: $82,000 in year 1 (18% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$9,700 new × 40% good × 2.23 allocation
- $7,100
Kitchen countertopsdefault
$8,000 new × 40% good × 2.23 allocation
- $2,800
Decorative trimdefault
$3,100 new × 40% good × 2.23 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.23 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.23 allocation
- $4,000
Window coverings (18)default
$4,500 new × 40% good × 2.23 allocation
- $10,300
Carpet, vinyl & laminate (100% of floors)listing
$11,500 new × 40% good × 2.23 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 2.23 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 2.23 allocation
- $5,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.23 allocation
- $8,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.23 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,800
Paving: driveway & walks (paved)default
$8,800 new × 50% good × 2.23 allocation
- $4,700
Landscaping (minimal)listing
$4,200 new × 50% good × 2.23 allocation
- $9,000
Patioslisting
$8,100 new × 50% good × 2.23 allocation
- $22,500
Decks & porches (attached)listing
$20,200 new × 50% good × 2.23 allocation
- $173,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$194,300 new × 40% good × 2.23 allocation
- $18,000
Building plumbing & fixturesdefault
$20,200 new × 40% good × 2.23 allocation
- $17,900
Building electrical & lightingdefault
$20,000 new × 40% good × 2.23 allocation
- $18,000
HVACdefault
$20,200 new × 40% good × 2.23 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.23 allocation
- $13,400
Septic systemlisting
$12,000 new × 50% good × 2.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,800 | $46,100 | $300 | $124,100 |
| 2 | $0 | $0 | $6,200 | $6,200 |
| 3 | $0 | $0 | $6,200 | $6,200 |
| 4 | $0 | $0 | $6,200 | $6,200 |
| 5 | $0 | $0 | $6,200 | $6,200 |
| 6+ | $0 | $0 | $218,100 | $218,100 |
| Total | $77,800 | $46,100 | $243,400 | $367,200 |
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.