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22913 Goose Creek Rd

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)

$29,909$49,493$67,379

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $49,493

  • Cozy Home 7 Mins to Ash Cave with Hot Tub|Fire Pit

    House · 3 bd · 2 ba · sleeps 6 · 26 ft

    Revenue $48,147ADR $276Occ ≈ 48%4.8★ (146)

    AirbnbVrbo

  • Hocking Hills: Hot Tub, Sauna, Pet Friendly, Games

    Cabin · 4 bd · 2 ba · sleeps 8 · 387 ft

    Revenue $83,929ADR $403Occ ≈ 57%4.9★ (141)

    AirbnbVrboBooking

  • Hocking Hills: Hot Tub, Sauna, Pet Friendly, Games

    Cabin · 2 bd · 2 ba · sleeps 4 · 387 ft

    Revenue $63,468ADR $307Occ ≈ 57%5★ (41)

    AirbnbVrboBooking

  • Secluded A-Frame Hocking Hills: Hot Tub, Fire Pit

    Place · 2 bd · 1 ba · sleeps 4 · 387 ft

    Revenue $49,176ADR $358Occ ≈ 38%5★ (176)

    AirbnbVrboBooking

  • Emerald Edge Hocking Hills Midcentury Cabin W/ Hot

    Cabin · 2 bd · 2 ba · sleeps 4 · 417 ft

    Revenue $58,023ADR $298Occ ≈ 53%5★ (216)

    AirbnbVrboBooking

  • Romantic French Cottage | Hot Tub + Outdoor Shower

    Barn · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $49,809ADR $308Occ ≈ 44%5★ (258)

    AirbnbVrboBooking

  • The Book Nook Cabin

    House · 3 bd · 2 ba · sleeps 9 · 0.2 mi

    Revenue $25,515ADR $405Occ ≈ 17%5★ (5)

    AirbnbVrbo

  • Coyote Kliff in Hocking Hills

    House · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    Revenue $29,207ADR $161Occ ≈ 50%4.8★ (126)

    Airbnb

  • Shorty's Place | Hocking Hills, 80 Acres, Hot Tub

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $30,143ADR $241Occ ≈ 34%4.9★ (78)

    AirbnbVrbo

  • On The Rocks | Hocking Hills, 4BR, Hot Tub

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $79,110ADR $513Occ ≈ 42%4.9★ (47)

    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)

    Airbnb

  • Bison Hollow Hideaway

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $25,497ADR $267Occ ≈ 26%4.5★ (62)

    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

Financing
Management

Est. revenue

$51,593

NOI

$26,462

Cash flow /mo

$2,205

Cash needed

$461,500

Cash-on-cash (all cash)

5.7%

ROE (yr 1)

8.5%

Cap rate

6.2%

DSCR

—

Year-1 write-off

$124,099

Year-1 tax shield @ 32%

$39,712

Year-1 return on equity

  • Cash flow (annual)$26,462
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,750
ROE8.5%

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

  • Purchase price (all cash)$425,000
  • 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.

5-year property$77,800

  • Kitchen cabinetsdefault

    $9,700 new × 40% good × 2.23 allocation

    $8,700

  • Kitchen countertopsdefault

    $8,000 new × 40% good × 2.23 allocation

    $7,100

  • Decorative trimdefault

    $3,100 new × 40% good × 2.23 allocation

    $2,800

  • Mirrorsdefault

    $300 new × 40% good × 2.23 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.23 allocation

    $1,100

  • Window coverings (18)default

    $4,500 new × 40% good × 2.23 allocation

    $4,000

  • Carpet, vinyl & laminate (100% of floors)listing

    $11,500 new × 40% good × 2.23 allocation

    $10,300

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 40% good × 2.23 allocation

    $6,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 40% good × 2.23 allocation

    $4,100

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

    $5,700 new × 40% good × 2.23 allocation

    $5,100

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.23 allocation

    $8,000

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$46,100

  • Paving: driveway & walks (paved)default

    $8,800 new × 50% good × 2.23 allocation

    $9,800

  • Landscaping (minimal)listing

    $4,200 new × 50% good × 2.23 allocation

    $4,700

  • Patioslisting

    $8,100 new × 50% good × 2.23 allocation

    $9,000

  • Decks & porches (attached)listing

    $20,200 new × 50% good × 2.23 allocation

    $22,500
Building, 39-year$243,400

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

    $194,300 new × 40% good × 2.23 allocation

    $173,700

  • Building plumbing & fixturesdefault

    $20,200 new × 40% good × 2.23 allocation

    $18,000

  • Building electrical & lightingdefault

    $20,000 new × 40% good × 2.23 allocation

    $17,900

  • HVACdefault

    $20,200 new × 40% good × 2.23 allocation

    $18,000

  • Fireplacelisting

    $2,600 new × 40% good × 2.23 allocation

    $2,400

  • Septic systemlisting

    $12,000 new × 50% good × 2.23 allocation

    $13,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.