10498 Mill St
Rockbridge, OH 43149
$170,000
3 bd · 1 ba · 2,010 sqft · Listed 1d ago
View on Realtor.com →Year built
1900
Sqft
2,010
Lot sqft
3,920
HOA / mo
None
Furnished
No
List date
2026-10-05T17:41:25.000000Z
Revenue
Annual revenue
$62,839
ADR
$394
Occupancy
44%
Cleaning fees (12 mo)
$9,452
Confidence
High (82.44), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $62,941Checking amenities for 3 listings…
Hocking Hills Cabin |Hot Tub| Near Old Man’s Cave
Cabin · 2 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $48,858ADR $283Occ ≈ 47%5★ (99)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hocking Hills Cabin |Hot Tub| Near Old Man’s Cave Cabin | 2 bd · 3 ba · sleeps 6 | $48,858 | $283 | 47% | 5★ (99) | 0.2 mi | Airbnb |
Hogwarts Hideaway - Outdoor Movie in Private Woods Cabin | 3 bd · 2.5 ba · sleeps 11 | $76,631 | $516 | 41% | 4.9★ (53) | 0.3 mi | AirbnbVrbo |
Star Wars Treehouse | Hot Tub & Rooftop Deck House
| 2 bd · 1 ba · sleeps 5 | $54,750 | $423 | 35% | 4.8★ (23) | 0.3 mi | AirbnbVrbo |
Country Club Treehouse | Hot Tub & Deck House
| 2 bd · 1 ba · sleeps 4 | $62,941 | $417 | 41% | 4.8★ (58) | 0.3 mi | AirbnbVrbo |
Nido Cabin - Close to attractions, Hot Tub, Game Room, Massage Chair Cabin | 3 bd · 2 ba · sleeps 8 | $68,214 | $330 | 57% | 4.9★ (229) | 0.7 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$62,839
NOI
$38,584
Cash flow /mo
$2,277
Cash needed
$68,800
Cash-on-cash
39.7%
ROE (yr 1)
48.7%
Cap rate
22.7%
DSCR
3.43
Year-1 write-off
$51,642
Year-1 tax shield @ 32%
$16,526
Year-1 return on equity
- Cash flow (annual)$27,325
- Principal paydown$1,059
- Appreciation at%$5,100
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)$12,568
- Platform fees (3% of revenue)$1,885
- Maintenance / capex (5% of revenue)$3,142
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,083
- Insurance (STR-rated)$1,377
Cash needed to close
- Down payment (25%)$42,500
- Closing costs (4.0%)$6,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$16,526
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
$151,000
Short-life (5/15-yr)
$32,000 · 21%
Year-1 deduction
$52,000
Year-1 tax shield @ 32%
$17,000
Land 11% (county tax record, market value split) · building $119,000 over 39 years · new furniture $20,000
Based on: 2,010 sq ft, built 1900, 3 bd / 1 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $41,000 in year 1 (14% short-life, $13,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,100
Kitchen cabinetsdefault
$10,200 new × 40% good × 1.01 allocation
- $3,400
Kitchen countertopsdefault
$8,400 new × 40% good × 1.01 allocation
- $1,400
Decorative trimdefault
$3,500 new × 40% good × 1.01 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.01 allocation
- $500
Shelvingdefault
$1,200 new × 40% good × 1.01 allocation
- $2,000
Window coverings (20)default
$5,000 new × 40% good × 1.01 allocation
- $2,100
Carpet, vinyl & laminate (40% of floors)default
$5,200 new × 40% good × 1.01 allocation
- $3,200
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 1.01 allocation
- $1,900
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 1.01 allocation
- $1,900
Appliances (range, dishwasher, washer, dryer)listing
$4,800 new × 40% good × 1.01 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $4,700
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 1.01 allocation
- $4,500
Landscaping (typical)default
$8,900 new × 50% good × 1.01 allocation
- $1,000
Patiosdefault
$2,000 new × 50% good × 1.01 allocation
- $1,000
Decks & porches (attached)default
$2,000 new × 50% good × 1.01 allocation
- $88,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$218,300 new × 40% good × 1.01 allocation
- $9,200
Building plumbing & fixturesdefault
$22,600 new × 40% good × 1.01 allocation
- $9,200
Building electrical & lightingdefault
$22,800 new × 40% good × 1.01 allocation
- $9,200
HVACdefault
$22,600 new × 40% good × 1.01 allocation
- $3,100
Hardwood & tile floorsdefault
$7,800 new × 40% good × 1.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $40,300 | $11,300 | $100 | $51,600 |
| 2 | $0 | $0 | $3,100 | $3,100 |
| 3 | $0 | $0 | $3,100 | $3,100 |
| 4 | $0 | $0 | $3,100 | $3,100 |
| 5 | $0 | $0 | $3,100 | $3,100 |
| 6+ | $0 | $0 | $107,000 | $107,000 |
| Total | $40,300 | $11,300 | $119,300 | $170,800 |
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.