16372 Kreashbaum Rd
Rockbridge, OH 43149
$439,000
2 bd · 1 ba · 891 sqft · Listed today
View on Realtor.com →Year built
1996
Sqft
891
Lot sqft
217,800
HOA / mo
$0
Furnished
No
List date
2026-10-18T00:45:00.000000Z
Revenue
Annual revenue
$59,162
ADR
$255
Occupancy
64%
Cleaning fees (12 mo)
$10,914
Confidence
Low (44.15), 13 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $61,592
Scenic Farmhouse Getaway
House · 2 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $34,388ADR $242Occ ≈ 39%4.8★ (96)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded Hocking Hills Cabin with Private Hot Tub House | 2 bd · 1 ba · sleeps 5 | $38,914 | $206 | 52% | 4.8★ (100) | 82 ft | AirbnbVrbo |
Hocking Hills Cottage Retreat | Hot Tub & Fire Pit House | 2 bd · 1 ba · sleeps 5 | $47,609 | $206 | 63% | 4.9★ (123) | 512 ft | AirbnbVrboBooking |
Robin's Nest | Hocking Hills, Hot Tub, Couples Cabin | 2 bd · 1 ba · sleeps 4 | $39,036 | $261 | 41% | 5★ (5) | 0.1 mi | AirbnbVrbo |
Idyllic Cabin in the Heart of Hocking Hills Cabin | 2 bd · 1 ba · sleeps 4 | $29,494 | $332 | 24% | 5★ (71) | 0.2 mi | AirbnbVrboBooking |
Hot Tub, Views & Fire Pit | 5 Mi to Old Man’s Cave Cabin | 2 bd · 2 ba · sleeps 6 | $76,979 | $278 | 76% | 5★ (223) | 0.4 mi | AirbnbVrboBooking |
Rocky Hollow | Hocking Hills, Lush Cabin, Hot Tub Cabin | 2 bd · 1 ba · sleeps 4 | $73,808 | $315 | 64% | 4.8★ (171) | 0.5 mi | AirbnbVrbo |
Stonehaven | Hocking Hills, Modern, Views, Hot Tub Cabin | 2 bd · 1 ba · sleeps 4 | $91,203 | $337 | 74% | 4.9★ (101) | 0.5 mi | AirbnbVrbo |
Scenic Farmhouse Getaway House | 2 bd · 1 ba · sleeps 6 | $34,388 | $242 | 39% | 4.8★ (96) | 0.6 mi | Airbnb |
The Rocky Villa | Rock Formations, Waterfalls Cabin | 2 bd · 2 ba · sleeps 4 | $176,829 | $524 | 92% | 4.8★ (176) | 0.6 mi | AirbnbVrbo |
Maynard's Retreat | Hocking Hills, Modern, Hot Tub Cabin | 2 bd · 2 ba · sleeps 4 | $97,772 | $350 | 77% | 4.8★ (94) | 0.6 mi | AirbnbVrbo |
Show 2 more
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$59,162
NOI
$28,180
Cash flow /mo
-$102
Cash needed
$143,310
Cash-on-cash
-0.9%
ROE (yr 1)
10.2%
Cap rate
6.4%
DSCR
0.96
Year-1 write-off
$124,911
Year-1 tax shield @ 32%
$39,972
Year-1 return on equity
- Cash flow (annual)-$1,226
- Principal paydown$2,670
- Appreciation at%$13,170
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)$11,832
- Platform fees (3% of revenue)$1,775
- Maintenance / capex (5% of revenue)$2,958
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,661
- Insurance (STR-rated)$3,556
Cash needed to close
- Down payment (25%)$109,750
- Closing costs (4.0%)$17,560
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,972
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
$386,000
Short-life (5/15-yr)
$109,000 · 28%
Year-1 deduction
$125,000
Year-1 tax shield @ 32%
$40,000
Land 12% (county tax record, market value split) · building $278,000 over 39 years · new furniture $16,000
Based on: 891 sq ft, built 1996, 2 bd / 1 ba, unfurnished, listing features (hot tub, deck, 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.
- $12,500
Kitchen cabinetsdefault
$7,800 new × 40% good × 4.03 allocation
- $10,200
Kitchen countertopsdefault
$6,300 new × 40% good × 4.03 allocation
- $2,500
Decorative trimdefault
$1,600 new × 40% good × 4.03 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 4.03 allocation
- $1,400
Shelvingdefault
$900 new × 40% good × 4.03 allocation
- $3,600
Window coverings (9)default
$2,300 new × 40% good × 4.03 allocation
- $9,700
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 4.03 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 4.03 allocation
- $7,600
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 4.03 allocation
- $14,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 4.03 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $12,500
Paving: driveway & walks (paved)default
$6,200 new × 50% good × 4.03 allocation
- $6,000
Landscaping (minimal)listing
$3,000 new × 50% good × 4.03 allocation
- $1,800
Patiosdefault
$900 new × 50% good × 4.03 allocation
- $20,200
Decks & porches (attached)listing
$10,000 new × 50% good × 4.03 allocation
- $193,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$96,300 new × 50% good × 4.03 allocation
- $16,000
Building plumbing & fixturesdefault
$10,000 new × 40% good × 4.03 allocation
- $13,800
Building electrical & lightingdefault
$8,600 new × 40% good × 4.03 allocation
- $16,200
HVACdefault
$10,000 new × 40% good × 4.03 allocation
- $9,200
Hardwood & tile floorsdefault
$5,700 new × 40% good × 4.03 allocation
- $4,200
Fireplacelisting
$2,600 new × 40% good × 4.03 allocation
- $24,200
Septic systemlisting
$12,000 new × 50% good × 4.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $84,200 | $40,400 | $300 | $124,900 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,800 | $248,800 |
| Total | $84,200 | $40,400 | $277,600 | $402,200 |
The building's share of the price ($386,000) 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.