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14770 S Perry Rd

14770 S Perry Rd

Laurelville, OH 43135

$445,000

3 bd · 2.5 ba · 2,388 sqft · Listed 2d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2022

Sqft

2,388

Lot sqft

68,825

HOA / mo

None

Furnished

No

List date

2026-09-25T14:39:33Z

Revenue

Annual revenue

$33,302

ADR

$279

Occupancy

33%

Cleaning fees (12 mo)

$3,758

Confidence

Low (38.9), 8 comps

Comp revenue range (p25 / median / p75)

$15,480$38,226$43,166

  • Shared room at Destination Dirt!

    3 bd · 2.5 ba · sleeps 3 · 2.3 mi

    Revenue —ADR $84Occ ≈ —4.7★ (14)

    Airbnb

  • Destination Dirt Homestead

    3 bd · 2.5 ba · sleeps 10 · 2.3 mi

    Revenue —ADR $256Occ ≈ —4.4★ (12)

    AirbnbVrbo

  • Hillside Lodge | Hocking, Hot Tub, Lake, Game Room

    3 bd · 3 ba · sleeps 10 · 2.4 mi

    Revenue —ADR $542Occ ≈ —4.8★ (87)

    AirbnbVrbo

  • Cozy Creekside Cabin in the heart of Hocking Hills

    3 bd · 2 ba · sleeps 10 · 2.6 mi

    Revenue —ADR $281Occ ≈ —5★ (218)

    AirbnbVrbo

  • Rockin' B | Hocking Hills, Hot Tub, Game Room

    3 bd · 2 ba · sleeps 6 · 2.9 mi

    Revenue —ADR $206Occ ≈ ——

    Airbnb

  • Cozy Cabin-Hot Tub, Pool Table & Game Room-Ideal for Families & Small Groups

    3 bd · 3 ba · sleeps 8 · 2.9 mi

    Revenue —ADR $448Occ ≈ —5★ (122)

    Vrbo

  • Moccasin Creek Cottage

    3 bd · 2 ba · sleeps 8 · 3.0 mi

    Revenue —ADR $166Occ ≈ —4.8★ (61)

    AirbnbVrbo

  • The Main House @ Tarlton’s Edge

    3 bd · 3 ba · sleeps 8 · 3.2 mi

    Revenue —ADR $374Occ ≈ —5★ (103)

    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

Est. revenue

$33,302

NOI

$12,067

Cash flow /mo

$1,006

Cash needed

$482,300

Cash-on-cash (all cash)

2.5%

ROE (yr 1)

5.3%

Cap rate

2.7%

DSCR

—

Year-1 write-off

$102,496

Year-1 tax shield @ 32%

$32,799

Year-1 return on equity

  • Cash flow (annual)$12,067
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,350
ROE5.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.1%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,660
  • Platform fees (3% of revenue)$999
  • Maintenance / capex (5% of revenue)$1,665
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,373
  • Insurance (STR-rated)$3,338

Cash needed to close

  • Purchase price (all cash)$445,000
  • Closing costs (4.0%)$17,800
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,799

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$356,000

Short-life (5/15-yr)

$82,000 · 23%

Year-1 deduction

$102,000

Year-1 tax shield @ 32%

$33,000

Land 20% (market default, no usable tax-record split) · building $274,000 over 39 years · new furniture $20,000

Based on: 2,388 sq ft, built 2022, 3 bd / 2.5 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, septic).

IRS-guide safe-harbor floor: $67,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,000

  • Kitchen cabinetsdefault

    $11,000 new × 84% good × 0.83 allocation

    $7,700

  • Kitchen countertopsdefault

    $9,000 new × 84% good × 0.83 allocation

    $6,300

  • Decorative trimdefault

    $4,200 new × 84% good × 0.83 allocation

    $2,900

  • Mirrorsdefault

    $300 new × 67% good × 0.83 allocation

    $200

  • Shelvingdefault

    $1,200 new × 84% good × 0.83 allocation

    $800

  • Window coverings (24)default

    $6,000 new × 60% good × 0.83 allocation

    $3,000

  • Carpet, vinyl & laminate (67% of floors)listing

    $10,200 new × 67% good × 0.83 allocation

    $5,700

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 92% good × 0.83 allocation

    $6,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 92% good × 0.83 allocation

    $4,000

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 67% good × 0.83 allocation

    $4,500

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$40,600

  • Paving: driveway & walks (paved)default

    $10,100 new × 84% good × 0.83 allocation

    $7,100

  • Landscaping (typical)default

    $9,700 new × 84% good × 0.83 allocation

    $6,800

  • Patiosdefault

    $2,400 new × 84% good × 0.83 allocation

    $1,600

  • Decks & porches (attached)listing

    $26,900 new × 80% good × 0.83 allocation

    $17,800

  • Fencinglisting

    $6,000 new × 80% good × 0.83 allocation

    $4,000

  • Gazebo / pergolalisting

    $5,000 new × 80% good × 0.83 allocation

    $3,300
Building, 39-year$273,900

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

    $259,400 new × 93% good × 0.83 allocation

    $200,800

  • Building plumbing & fixturesdefault

    $26,900 new × 92% good × 0.83 allocation

    $20,500

  • Building electrical & lightingdefault

    $27,500 new × 92% good × 0.83 allocation

    $21,000

  • HVACdefault

    $26,900 new × 80% good × 0.83 allocation

    $17,800

  • Hardwood & tile floorsdefault

    $5,100 new × 84% good × 0.83 allocation

    $3,600

  • Fireplacelisting

    $2,600 new × 84% good × 0.83 allocation

    $1,800

  • Septic systemlisting

    $12,000 new × 84% good × 0.83 allocation

    $8,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$61,000$40,600$900$102,500
2$0$0$7,000$7,000
3$0$0$7,000$7,000
4$0$0$7,000$7,000
5$0$0$7,000$7,000
6+$0$0$244,900$244,900
Total$61,000$40,600$273,900$375,500

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: Georgia disallows 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.