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10498 Mill St

10498 Mill St

Rockbridge, OH 43149

$170,000

3 bd · 1 ba · 2,010 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$54,750$62,941$68,214

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

Median revenue of shown comps: $62,941

  • Hocking Hills Cabin |Hot Tub| Near Old Man’s Cave

    Cabin · 2 bd · 3 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +1

    Revenue $48,858ADR $283Occ ≈ 47%5★ (99)

    Airbnb

  • Hogwarts Hideaway - Outdoor Movie in Private Woods

    Cabin · 3 bd · 2.5 ba · sleeps 11 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $76,631ADR $516Occ ≈ 41%4.9★ (53)

    AirbnbVrbo

  • Star Wars Treehouse | Hot Tub & Rooftop Deck

    House · 2 bd · 1 ba · sleeps 5 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +1

    Revenue $54,750ADR $423Occ ≈ 35%4.8★ (23)

    AirbnbVrbo

  • Country Club Treehouse | Hot Tub & Deck

    House · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +1

    Revenue $62,941ADR $417Occ ≈ 41%4.8★ (58)

    AirbnbVrbo

  • Nido Cabin - Close to attractions, Hot Tub, Game Room, Massage Chair

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $68,214ADR $330Occ ≈ 57%4.9★ (229)

    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

$62,839

NOI

$38,584

Cash flow /mo

$3,215

Cash needed

$196,300

Cash-on-cash (all cash)

19.7%

ROE (yr 1)

22.3%

Cap rate

22.7%

DSCR

—

Year-1 write-off

$51,642

Year-1 tax shield @ 32%

$16,526

Year-1 return on equity

  • Cash flow (annual)$38,584
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$5,100
ROE22.3%

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

  • Purchase price (all cash)$170,000
  • 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.

5-year property$40,300

  • Kitchen cabinetsdefault

    $10,200 new × 40% good × 1.01 allocation

    $4,100

  • Kitchen countertopsdefault

    $8,400 new × 40% good × 1.01 allocation

    $3,400

  • Decorative trimdefault

    $3,500 new × 40% good × 1.01 allocation

    $1,400

  • Mirrorsdefault

    $200 new × 40% good × 1.01 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 1.01 allocation

    $500

  • Window coverings (20)default

    $5,000 new × 40% good × 1.01 allocation

    $2,000

  • Carpet, vinyl & laminate (40% of floors)default

    $5,200 new × 40% good × 1.01 allocation

    $2,100

  • Kitchen & laundry equipment plumbingdefault

    $7,900 new × 40% good × 1.01 allocation

    $3,200

  • 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

    $1,900

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$11,300

  • Paving: driveway & walks (paved)default

    $9,300 new × 50% good × 1.01 allocation

    $4,700

  • Landscaping (typical)default

    $8,900 new × 50% good × 1.01 allocation

    $4,500

  • Patiosdefault

    $2,000 new × 50% good × 1.01 allocation

    $1,000

  • Decks & porches (attached)default

    $2,000 new × 50% good × 1.01 allocation

    $1,000
Building, 39-year$119,300

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

    $218,300 new × 40% good × 1.01 allocation

    $88,600

  • 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

    $9,200

  • Hardwood & tile floorsdefault

    $7,800 new × 40% good × 1.01 allocation

    $3,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.