20672 State Route 664
South Bloomingville, OH 43152
$377,000
3 bd · 2 ba · 1,518 sqft · Listed 6d ago
View on Realtor.com →Year built
2006
Sqft
1,518
Lot sqft
20,038
HOA / mo
$0
Furnished
No
List date
2026-11-06T16:57:42.000000Z
Revenue
Annual revenue
$67,292
ADR
$376
Occupancy
49%
Cleaning fees (12 mo)
$8,516
Confidence
Low (44.51), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $79,672
3 BR Hocking Hills home with brand new hot tub
House · 3 bd · 2 ba · sleeps 6 · 7 ft
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $39,876ADR $295Occ ≈ 37%5★ (78)
Idyll Reserve 2 | Main House - luxe Hocking Hills
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $169,119ADR $642Occ ≈ 72%5★ (72)
Idyll Reserve 3 | The Cabin - pet friendly!
Cabin · 3 bd · 2 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $147,025ADR $615Occ ≈ 65%5★ (52)
Getaway Cabins-Above The Rest
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $66,717ADR $357Occ ≈ 51%4.8★ (66)
Idyll Reserve 2 | Main House - luxe Hocking Hills
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $178,266ADR $649Occ ≈ 75%5★ (42)
Idyll Reserve 3 | The Cabin - pet friendly!
Cabin · 3 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $145,801ADR $646Occ ≈ 62%5★ (56)
Inn the Pines
House · 3 bd · 2.5 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Kitchen
Revenue $29,150ADR $330Occ ≈ 24%4.8★ (19)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3 BR Hocking Hills home with brand new hot tub House
| 3 bd · 2 ba · sleeps 6 | $39,876 | $295 | 37% | 5★ (78) | 7 ft | Airbnb |
The Rohe Block | Hocking Hills, Luxury Cabin Cabin
| 3 bd · 2.5 ba · sleeps 8 | $79,672 | $458 | 48% | 4.8★ (250) | 0.2 mi | AirbnbVrbo |
Idyll Reserve 2 | Main House - luxe Hocking Hills Cabin
| 3 bd · 2.5 ba · sleeps 8 | $169,119 | $642 | 72% | 5★ (72) | 0.2 mi | Airbnb |
Idyll Reserve 3 | The Cabin - pet friendly! Cabin
| 3 bd · 2 ba · sleeps 10 | $147,025 | $615 | 65% | 5★ (52) | 0.2 mi | Airbnb |
Bright + Cozy Cottage | 2 Miles to Old Man's Cave! Cabin
| 3 bd · 1 ba · sleeps 7 | $71,163 | $361 | 54% | 5★ (115) | 0.3 mi | AirbnbVrbo |
Getaway Cabins-Above The Rest Cabin
| 3 bd · 2 ba · sleeps 6 | $66,717 | $357 | 51% | 4.8★ (66) | 0.3 mi | Airbnb |
Idyll Reserve 2 | Main House - luxe Hocking Hills House | 3 bd · 2.5 ba · sleeps 8 | $178,266 | $649 | 75% | 5★ (42) | 0.3 mi | Airbnb |
Idyll Reserve 3 | The Cabin - pet friendly! Cabin | 3 bd · 2 ba · sleeps 10 | $145,801 | $646 | 62% | 5★ (56) | 0.3 mi | Airbnb |
Inn the Pines House
| 3 bd · 2.5 ba · sleeps 6 | $29,150 | $330 | 24% | 4.8★ (19) | 0.4 mi | Airbnb |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$67,292
NOI
$38,556
Cash flow /mo
$1,152
Cash needed
$128,830
Cash-on-cash
10.7%
ROE (yr 1)
21.4%
Cap rate
10.2%
DSCR
1.56
Year-1 write-off
$89,795
Year-1 tax shield @ 32%
$28,735
Year-1 return on equity
- Cash flow (annual)$13,824
- Principal paydown$2,395
- Appreciation at%$11,310
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)$13,458
- Platform fees (3% of revenue)$2,019
- Maintenance / capex (5% of revenue)$3,365
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,641
- Insurance (STR-rated)$3,054
Cash needed to close
- Down payment (25%)$94,250
- Closing costs (4.0%)$15,080
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,735
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
$332,000
Short-life (5/15-yr)
$70,000 · 21%
Year-1 deduction
$90,000
Year-1 tax shield @ 32%
$29,000
Land 12% (county tax record, market value split) · building $262,000 over 39 years · new furniture $20,000
Based on: 1,518 sq ft, built 2006, 3 bd / 2 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: $60,000 in year 1 (12% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,500
Kitchen cabinetsdefault
$9,100 new × 40% good × 1.79 allocation
- $5,400
Kitchen countertopsdefault
$7,500 new × 40% good × 1.79 allocation
- $1,900
Decorative trimdefault
$2,700 new × 40% good × 1.79 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.79 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.79 allocation
- $2,700
Window coverings (15)default
$3,800 new × 40% good × 1.79 allocation
- $2,300
Carpet, vinyl & laminate (33% of floors)listing
$3,300 new × 40% good × 1.79 allocation
- $7,600
Kitchen & laundry equipment plumbingdefault
$7,100 new × 60% good × 1.79 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 60% good × 1.79 allocation
- $4,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.79 allocation
- $6,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.79 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,200
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 1.79 allocation
- $3,500
Landscaping (minimal)listing
$3,900 new × 50% good × 1.79 allocation
- $1,300
Patiosdefault
$1,500 new × 50% good × 1.79 allocation
- $15,300
Decks & porches (attached)listing
$17,100 new × 50% good × 1.79 allocation
- $196,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$164,400 new × 67% good × 1.79 allocation
- $18,300
Building plumbing & fixturesdefault
$17,100 new × 60% good × 1.79 allocation
- $17,700
Building electrical & lightingdefault
$16,500 new × 60% good × 1.79 allocation
- $12,300
HVACdefault
$17,100 new × 40% good × 1.79 allocation
- $4,700
Hardwood & tile floorsdefault
$6,500 new × 40% good × 1.79 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.79 allocation
- $10,700
Septic systemlisting
$12,000 new × 50% good × 1.79 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,200 | $27,300 | $300 | $89,800 |
| 2 | $0 | $0 | $6,700 | $6,700 |
| 3 | $0 | $0 | $6,700 | $6,700 |
| 4 | $0 | $0 | $6,700 | $6,700 |
| 5 | $0 | $0 | $6,700 | $6,700 |
| 6+ | $0 | $0 | $234,800 | $234,800 |
| Total | $62,200 | $27,300 | $261,900 | $351,400 |
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.