23964 Brown Rd

South Bloomingville, OH 43152

$850,000

3 bd · 2.5 ba · 1,891 sqft · Listed today

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Low confidence

Year built

2024

Sqft

1,891

Lot sqft

286,189

HOA / mo

Furnished

List date

2026-10-16T03:30:31.000000Z

Revenue

Annual revenue

$25,844

ADR

$152

Occupancy

47%

Cleaning fees (12 mo)

$3,450

Confidence

Low (11.58), 5 comps

Comp revenue range (p25 / median / p75)

$60,479$84,596$93,403

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

Median revenue of shown comps: $78,918

Onyx Ridge | Private Hiking
Cabin · 3 bd · 3 ba · sleeps 8 · 82 ft
Revenue $0ADR $0Occ ≈ —5★ (1)
Delisted
On The Rocks | Hocking Hills, 4BR, Hot Tub
Cabin · 4 bd · 3 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $78,918ADR $508Occ ≈ 43%4.9★ (50)
Airbnb Vrbo
5 Min To Ash Cave | Hot Tub | 3 Private Bedrooms
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $102,794ADR $521Occ ≈ 54%5★ (59)
Airbnb Vrbo
On The Rocks | Private Hiking | Brand New
Cabin · 4 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $5,163ADR $516Occ ≈ 3%—
Delisted
Onyx Ridge | Private Hiking | Brand New
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $90,273ADR $458Occ ≈ 54%5★ (56)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Onyx Ridge \| Private Hiking Cabin	3 bd · 3 ba · sleeps 8	$0	$0	—	5★ (1)	82 ft	Delisted
On The Rocks \| Hocking Hills, 4BR, Hot Tub Cabin Hot tub A/C Free parking Wifi +2	4 bd · 3 ba · sleeps 8	$78,918	$508	43%	4.9★ (50)	0.6 mi	Airbnb Vrbo
5 Min To Ash Cave \| Hot Tub \| 3 Private Bedrooms Cabin Hot tub A/C Free parking Wifi +5	4 bd · 3 ba · sleeps 10	$102,794	$521	54%	5★ (59)	0.6 mi	Airbnb Vrbo
On The Rocks \| Private Hiking \| Brand New Cabin	4 bd · 3 ba · sleeps 8	$5,163	$516	3%	—	0.6 mi	Delisted
Onyx Ridge \| Private Hiking \| Brand New Cabin Hot tub A/C Free parking Wifi +2	3 bd · 2.5 ba · sleeps 8	$90,273	$458	54%	5★ (56)	0.7 mi	Airbnb 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

$25,844

NOI

$3,861

Cash flow /mo

$322

Cash needed

$909,500

Cash-on-cash (all cash)

0.4%

ROE (yr 1)

3.2%

Cap rate

0.5%

DSCR

—

Year-1 write-off

$200,514

Year-1 tax shield @ 32%

$64,165

Year-1 return on equity

Cash flow (annual)$3,861
Principal paydown (n/a, cash)$0
Appreciation at%$25,500

ROE3.2%

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)$5,169
Platform fees (3% of revenue)$775
Maintenance / capex (5% of revenue)$1,292
Utilities & supplies$4,200
HOA$0
Property tax$3,662
Insurance (STR-rated)$6,885

Cash needed to close

Purchase price (all cash)$850,000
Closing costs (4.0%)$34,000
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$64,165

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

$649,000

Short-life (5/15-yr)

$175,000 · 27%

Year-1 deduction

$201,000

Year-1 tax shield @ 32%

$64,000

Land 24% (county tax record, market value split) · building $474,000 over 39 years · new furniture $26,000

Based on: 1,891 sq ft, built 2024, 3 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $127,000 in year 1 (16% short-life, $41,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$131,500

Kitchen cabinetsdefault
$9,900 new × 92% good × 1.75 allocation
$16,000
Kitchen countertops (stone)listing
$10,200 new × 92% good × 1.75 allocation
$16,300
Decorative trimdefault
$3,300 new × 92% good × 1.75 allocation
$5,300
Mirrorsdefault
$300 new × 83% good × 1.75 allocation
$400
Shelvingdefault
$1,200 new × 92% good × 1.75 allocation
$1,900
Window coverings (19)default
$4,800 new × 80% good × 1.75 allocation
$6,600
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 83% good × 1.75 allocation
$17,700
Kitchen & laundry equipment plumbingdefault
$7,700 new × 96% good × 1.75 allocation
$13,000
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 96% good × 1.75 allocation
$7,800
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 83% good × 1.75 allocation
$8,300
Hot tub (freestanding)listing
$9,000 new × 80% good × 1.75 allocation
$12,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$68,500

Paving: driveway & walks (paved)default
$9,000 new × 92% good × 1.75 allocation
$14,500
Landscaping (minimal)listing
$4,300 new × 92% good × 1.75 allocation
$7,000
Patioslisting
$8,500 new × 92% good × 1.75 allocation
$13,700
Decks & porches (attached)listing
$21,300 new × 90% good × 1.75 allocation
$33,400

Building, 39-year$474,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$205,100 new × 97% good × 1.75 allocation
$346,100
Building plumbing & fixturesdefault
$21,300 new × 96% good × 1.75 allocation
$35,700
Building electrical & lightingdefault
$21,200 new × 96% good × 1.75 allocation
$35,600
HVACdefault
$21,300 new × 90% good × 1.75 allocation
$33,500
Fireplacelisting
$2,600 new × 92% good × 1.75 allocation
$4,200
Septic systemlisting
$12,000 new × 92% good × 1.75 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	$131,500	$68,500	$500	$200,500
2	$0	$0	$12,200	$12,200
3	$0	$0	$12,200	$12,200
4	$0	$0	$12,200	$12,200
5	$0	$0	$12,200	$12,200
6+	$0	$0	$425,200	$425,200
Total	$131,500	$68,500	$474,300	$674,300

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.