18762 Wagner Rd

Laurelville, OH 43135

$469,900

2 bd · 1 ba · 720 sqft · Listed 1d ago

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Low confidence

Year built

2022

Sqft

720

Lot sqft

535,788

HOA / mo

Furnished

List date

2026-10-07T20:28:13.000000Z

Revenue

Annual revenue

$34,164

ADR

$264

Occupancy

35%

Cleaning fees (12 mo)

$5,448

Confidence

Med (55.53), 6 comps

Comp revenue range (p25 / median / p75)

$27,562$35,206$40,277

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

Median revenue of shown comps: $35,206

3-bedroom house in tranquil Laurelville with Swim Spa
House · 3 bd · 2 ba · sleeps 11 · 0.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $14,589ADR $374Occ ≈ 11%4.8★ (4)
Vrbo
The Cottage | Hocking Hills, Hot Tub, Firepit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $36,457ADR $252Occ ≈ 40%4.7★ (16)
Airbnb Vrbo
Shadyside Cabin | Hocking Hills, Hot Tub, Firepit
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $61,426ADR $304Occ ≈ 55%4.5★ (20)
Airbnb Vrbo
Pinewood Cabin
Cabin · 1 bd · 1 ba · sleeps 4 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +3
Revenue $25,431ADR $254Occ ≈ 27%5★ (3)
Airbnb Vrbo
Pinewood Cabin | Hocking Hills, Cozy, Hot Tub
Cabin · 1 bd · 1 ba · sleeps 2 · 0.5 mi
Revenue $33,954ADR $223Occ ≈ 42%5★ (3)
Delisted
Nestled in the heart of the Hocking Hills.... Hummingbird Holler
House · 3 bd · 1 ba · sleeps 7 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $41,550ADR $183Occ ≈ 62%5★ (490)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
3-bedroom house in tranquil Laurelville with Swim Spa House Hot tub Pool A/C Free parking +6	3 bd · 2 ba · sleeps 11	$14,589	$374	11%	4.8★ (4)	0.1 mi	Vrbo
The Cottage \| Hocking Hills, Hot Tub, Firepit Cabin Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 4	$36,457	$252	40%	4.7★ (16)	0.2 mi	Airbnb Vrbo
Shadyside Cabin \| Hocking Hills, Hot Tub, Firepit Cabin Hot tub A/C Free parking Pets OK +3	2 bd · 2 ba · sleeps 6	$61,426	$304	55%	4.5★ (20)	0.4 mi	Airbnb Vrbo
Pinewood Cabin Cabin Hot tub A/C Free parking Pets OK +3	1 bd · 1 ba · sleeps 4	$25,431	$254	27%	5★ (3)	0.5 mi	Airbnb Vrbo
Pinewood Cabin \| Hocking Hills, Cozy, Hot Tub Cabin	1 bd · 1 ba · sleeps 2	$33,954	$223	42%	5★ (3)	0.5 mi	Delisted
Nestled in the heart of the Hocking Hills.... Hummingbird Holler House A/C Free parking Pets OK Wifi +3	3 bd · 1 ba · sleeps 7	$41,550	$183	62%	5★ (490)	0.5 mi	Vrbo

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$34,164

NOI

$13,796

Cash flow /mo

$1,150

Cash needed

$504,696

Cash-on-cash (all cash)

2.7%

ROE (yr 1)

5.5%

Cap rate

2.9%

DSCR

—

Year-1 write-off

$99,639

Year-1 tax shield @ 32%

$31,885

Year-1 return on equity

Cash flow (annual)$13,796
Principal paydown (n/a, cash)$0
Appreciation at%$14,097

ROE5.5%

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)$6,833
Platform fees (3% of revenue)$1,025
Maintenance / capex (5% of revenue)$1,708
Utilities & supplies$4,200
HOA$0
Property tax$2,796
Insurance (STR-rated)$3,806

Cash needed to close

Purchase price (all cash)$469,900
Closing costs (4.0%)$18,796
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$31,885

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

$279,000

Short-life (5/15-yr)

$83,000 · 30%

Year-1 deduction

$100,000

Year-1 tax shield @ 32%

$32,000

Land 41% (county tax record, market value split) · building $196,000 over 39 years · new furniture $16,000

Based on: 720 sq ft, built 2022, 2 bd / 1 ba, unfurnished, listing features (deck, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $62,000 in year 1 (16% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$72,600

Kitchen cabinetsdefault
$7,400 new × 84% good × 1.91 allocation
$11,900
Kitchen countertopsdefault
$6,000 new × 84% good × 1.91 allocation
$9,700
Decorative trimdefault
$1,300 new × 84% good × 1.91 allocation
$2,000
Mirrorsdefault
$200 new × 67% good × 1.91 allocation
$200
Shelvingdefault
$900 new × 84% good × 1.91 allocation
$1,400
Window coverings (7)default
$1,800 new × 60% good × 1.91 allocation
$2,000
Carpet, vinyl & laminate (100% of floors)listing
$4,600 new × 67% good × 1.91 allocation
$5,900
Kitchen & laundry equipment plumbingdefault
$5,700 new × 92% good × 1.91 allocation
$10,100
Kitchen, laundry & data equipment electricaldefault
$3,500 new × 92% good × 1.91 allocation
$6,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 67% good × 1.91 allocation
$7,300
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$26,800

Paving: driveway & walks (paved)default
$5,600 new × 84% good × 1.91 allocation
$8,900
Landscaping (minimal)listing
$2,700 new × 84% good × 1.91 allocation
$4,300
Patiosdefault
$700 new × 84% good × 1.91 allocation
$1,100
Decks & porches (attached)listing
$8,100 new × 80% good × 1.91 allocation
$12,400

Building, 39-year$195,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$77,600 new × 93% good × 1.91 allocation
$138,600
Building plumbing & fixturesdefault
$8,000 new × 92% good × 1.91 allocation
$14,100
Building electrical & lightingdefault
$6,400 new × 92% good × 1.91 allocation
$11,300
HVACdefault
$8,100 new × 80% good × 1.91 allocation
$12,400
Septic systemlisting
$12,000 new × 84% good × 1.91 allocation
$19,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$72,600	$26,800	$200	$99,600
2	$0	$0	$5,000	$5,000
3	$0	$0	$5,000	$5,000
4	$0	$0	$5,000	$5,000
5	$0	$0	$5,000	$5,000
6+	$0	$0	$175,500	$175,500
Total	$72,600	$26,800	$195,700	$295,200

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.