Perfectly Imperfect Cabin (Cabin230.com)
Investor Financial Overview • 2023–2024 Actuals + Pro Forma
Investor Financial Overview • 2023–2024 Actuals + Pro Forma
Close on the property, establish effective basis, and tackle critical safety items to create a sound foundation for improvements.
Modernize high-impact areas and begin hospitality operations while continuing repairs and targeted upgrades.
Add guest-facing improvements and craft a distinctive property story/brand to offer a unique stay.
Focus on consistent revenue while improving land features to expand on-site recreational activities (trails, nature areas, and similar).
Improvements executed to date and those underway, plus an at-a-glance comparison of total investment versus property value increases.
Verified capitalized improvements completed through November 2025.
Contracted AFS to install pier stabilizers to support cabin foundation.
Recorded Spend: $6,504
Purchase and delivery of premium mattresses and new furniture to improve guest comfort.
Recorded Spend: $5,944
Structural safety issues addressed with replacement of unsafe deck boards, balusters,
railing kits, and stair stringers. Added ramp and solar LED post lighting.
Recorded Spend: $5,972
Installed new smoke/CO detectors, fire extinguishers, upgraded locks,
Smart security system, and wildlife deterrent measures.
Recorded Spend: $1,695
Replace existing fireplace with a propane-burning unit to improve reliability and guest appeal.
Budgeted Spend: ~$2490
Completed November 2025
Grouped minor but capitalized upgrades including appliances, flooring,
tile & grout, doors/windows, landscaping, workshop finishing, and a new water heater.
Recorded Spend: ~$6,300
Following frozen burst pipe failures, the cabin’s plumbing was upgraded to modern
PEX lines with insulation. Prevents freeze damage and ensures reliable water service.
Recorded Spend: ~$6,000
Comprehensive site repair addressing driveway degradation, poor drainage, retaining wall damage, and soil undermining.
Includes excavation, backfill, ditching for runoff, gravel installation, and compaction.
Recorded Spend: $10,000
Completed November 2025
Demo existing tile; reframe shower; install new door; re-tile & grout shower and floor;
integrate radiant heat mats (materials on hand).
Estimated Labor Budget: $3,250
Soliciting Bids
Convert the existing workshop space into a small interpretive “Workshop Museum,”
displaying original tools, materials, and restoration artifacts from the cabin’s rebuild.
Estimated Budget: ~$2,000
Planned
Install new 6" K-style aluminum gutters with downspouts and trim-matched paint and/or a roof extension
to improve drainage, protect the structure, and prevent undermining.
Estimated Budget: ~$4,000
Soliciting Bids
Add commercial firepit, begin development of trails, primitive camping pads, and recreational spaces on the 11.2 acres to diversify guest experience and revenue.
Estimated Budget: ~$3,000
Planned
Verified using Net Cash Flow Report (Nov 2023 – Dec 2025) and manual project ledger. Heavy reinvestment and structural repairs during stabilization phase explain negative cash flow.
Modeled from historical booking trends and optimized nightly rate plan
Forecasted recurring operating expenses for Perfectly Imperfect Cabin, including STR insurance, property tax, utilities, cleaning support, cabin vehicle operations, marketing, and a dedicated non-recurring R&M reserve. Future years apply a 4.5% annual inflation factor.
Total 2026 baseline OpEx: $19,483. Includes full cabin operations, vehicle expenses, marketing, and R&M reserves.
Future years reflect a 4.5% annual inflation.
Based on the 2026 operating expense baseline of $19,483 and current mortgage assumptions. Figures below reflect cash flow after all operating expenses and debt service.
With the current mortgage, Perfectly Imperfect Cabin becomes cash-flow positive around ~58% occupancy, with a neutral zone between 55%–61%.
Without debt service, net operating income flows directly to the owner. Breakeven drops significantly under a debt-free structure.
Without debt service, Perfectly Imperfect Cabin reaches positive NOI around ~34% occupancy, with a neutral band between 31%–37%.
Modeled returns for Perfectly Imperfect Cabin using the updated 2026 pro forma operating costs ($19,483), current mortgage assumptions for debt service ($14,126.64), and a composite ADR of $159. ROI is shown for both leveraged and debt-free ownership across 20–40% occupancy.
Cash flow reflects operating expenses and current mortgage assumptions. Positive cash flow begins near ~58% occupancy.
| Occupancy | Cash Flow | Yield |
|---|---|---|
| 20% | –$22.0k | Negative |
| 30% | –$16.1k | Negative |
| 40% | –$10.4k | Negative |
Under leverage, the cabin reaches positive cash flow around 58% occupancy, with a ±3% neutral band.
Without debt service, breakeven falls to roughly ~34% occupancy under the current ADR.
| Occupancy | NOI | Yield |
|---|---|---|
| 20% | –$7.9k | Negative |
| 30% | –$2.0k | Negative |
| 40% | +$3.7k | ~2.3% |
Without debt service, breakeven is approximately 34% occupancy, with a ±3% neutral band.
ROI calculations use the 2026 OpEx baseline ($19,483), current mortgage assumptions ($14,126.64 debt service), and composite ADR ($159). Projections assume 20–40% utilization and typical STR turnover patterns.
