Ohio Treehouse Resort Business for Sale – Full Breakdown
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Jan 27, 2026
A $10.5M luxury treehouse resort in Ohio gets a full breakdown, from 135 forested acres and river frontage to multiple elevated cabins and spa-style amenities. The hosts probe missing financials and possible distress. They debate valuation approaches, event and retreat revenue potential, and risks tied to Airbnb dependence, seasonality, staffing, and regulatory exposure.
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insights INSIGHT
Red Flags From Missing Financials
The listing hides revenue and unit counts, which is a red flag for distress or strategic obfuscation.
Bill D'Alessandro warns missing financials often mean the asset is either underwater or exceptionally successful.
insights INSIGHT
Short-Term Rental Boom Then Bust
Short-term rental portfolios peaked during COVID and many owners are now underwater due to rate resets and falling demand.
Mills Snell and Bill argue financing and occupancy risk dominate the economics of these builds.
insights INSIGHT
Valuation Ambiguity: Real Estate Versus Business
Valuation can swing between real estate comps (land + cabins) and operating business multiples, creating big price ambiguity.
Bill stresses cap-rate logic; a $10.5M ask implies outsized annual NOI to justify the price.
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In this episode, the hosts break down a mysterious $10.5M luxury treehouse Airbnb resort in Ohio and debate whether it’s a dream deal or a distressed dud.
Business Listing – https://www.bizbuysell.com/business-real-estate-for-sale/unique-multi-cabin-resort-destination-retreat-and-private-estate/2432905/
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This week, Bill D’Alessandro and Mills Snell examine a $10.5M listing for a luxury treehouse resort in Ohio. Featuring 135 acres of private land, multiple elevated cabins, spa-style amenities, and potential for weddings and corporate retreats, this property blends short-term rental cash flow with serious real estate value—or so it claims.
Key Highlights: - Asking price: $10.5M, including 135 forested acres with river frontage - No revenue or EBITDA disclosed—possible sign of distress - Multiple luxury treehouse cabins, marketed as a premium retreat - Significant risk tied to Airbnb dependence, occupancy rates, and seasonality - Hosts debate whether it's a hidden gem or a financial landmine
Acquisitions Anonymous - #1 for business buying, selling and operating