Property Overview: 3-King Bedroom Cabin
Hidden Pond Lodge, Pine Hill West, Broken Bow, OK. 2017-new built cabin blends rustic charm with modern luxury on private 1.56 acres—ideal for family getaways or STR income.
Interior Features
- Gourmet kitchen with stainless appliances
- Spacious loft 4 Bunks + Play
- Premium new mattresses
- Modern rustic décor
- 3 bedrooms + loft
- 3.5 bathrooms, sleeps 10+
Outdoor Amenities
- Fishing Pond, Catch & Release
- Authentic TeePee – 18′ with Cots
- Teather Ball, Horse shoes
- String lights, Fire Pit & Chairs
- Corn Hole, Frisbe Golf
- Lounging Decks over Water
Premium Amenities
- High-speed WiFi 6, 40-amp EV charger
- Plush leather seating and modern smart TVs
- Hot tub for year-round relaxation
- Private 1.56-acre lot with stocked pond views
- Direct pond access with pedal boat and fishing gear
- Pet Friendly & Playset/playground area for families
Prime Hochatown Location
Perfectly situated near all major Broken Bow attractions in Beavers Bend & Broken Bow Lake:
- Choctaw Casino – Minutes away
- Beavers Bend State Park
- Broken Bow Lake
- Restaurant Row
- Animal parks & nature trails
- Hochatown attractions
Proven Short-Term Rental Performance: $110k+ Revenue
In a saturated market, Hidden Pond stands out. While many struggle with declining bookings and sell below market, this property delivers consistent revenue—fully managed by Treeline-Saltline Vacations (15% fee, transferable).
Proven Revenue
2025: $110,985 gross – 20% above market average
Low operating costs
$1,852/yr property insurance, minimal maintenance
Turnkey ready
Branded logo, website, domain, Social Media & Clawbot included
Growth potential
Airbnb “Guest Favorite”
3/7/2026 – 94 Nights Pre-Booked
Over $107,842 in Capital Improvements – Zero Deferred Maintenance for the Next Owner
GRAND TOTAL CAPITAL INVESTMENT SINCE PURCHASE
$107,842+ (documented 2022–2026)
(Improvements only – excludes utilities, mortgage, and normal operating costs)
Category Breakdown with Exact Dates & Costs (Major & Minor Items)Appliances & Kitchen (New 2023–2026)
Appliances
- Washer & dryer (Speed Queen) – Jan 2023: $2,964
- Refrigerator (Russell’s) – Jan 2026: $1,430
- Stove/oven (Russell’s) – Feb 2026: $935
- Dishware, utensils, Keurig, etc. (multiple) – 2022–2025: $1,850
Subtotal: $7,179
Next replacement: 8–12 years (most items already new)
Hot Tub & Outdoor Living (Refreshed 2024)
- Hot tub motor & pump – Mar 2024: $1,130
- Hard-plumbed Napoleon grill – Apr 2024: $764
- Outdoor patio sofa & cushions – May 2024: $898
- Seamless gutters – Apr 2024: $1,760
Subtotal: $4,552
Next major: Hot tub cover 3–5 years (~$400)
Deck, Tipi & Structures
- Full deck stain (Eric Green) – May 2022: $1,600
- Native American Tipi package + custom logo – Oct 2022–2023: $5,338
- Gravel, driveway, drainage, RR ties (Raymond Jewell multiple) – 2022–2024: $21,841
Subtotal: $28,779
Deck restain next: 2025–2026 (~$1,600)
Landscaping, Pond & Grounds
- Pond fish stocking & treatments (Newell Fish, Aquacide) – 2022–2025: $3,200+
- Playset, games, pedal boat, solar lights, fencing: $6,500+
- Mulch, tools, deer/food feeders: $2,800+
Subtotal: $12,500+
Annual ongoing: ~$2,500
Safety, Security & Interior Refresh
- Security cameras + annual fees (SpyPoint/Blink) – 2022–2025: $3,200
- Fire extinguishers, safety bars, first-aid: $800
- Mattresses, couches, linens, rugs (2022): $7,000+
- Paint, lighting, shelving, window tint: $4,500+
Subtotal: $15,500+
Other Capital (Signs, Website, LP compliance, etc.)
- Road sign & branding – 2024–2025: $3,300
- LP tank raise & code-compliant lines – May 2024: $1,836
- Website, domain, hosting: $2,100+
Subtotal: $7,236
Future Capital Reserve Projection (Buyer’s Peace of Mind)
- Next 1–3 years: $4,000–$6,000 (filters, cushions, Tipi spray, quarterly pest, minor paint)
- 3–7 years: $8,000–$12,000 (mattresses, outdoor furniture, possible grill refresh)
- 7–15 years: $15,000–$25,000 (appliances, hot tub, deck rebuild)
- 15+ years: Roof (never), HVAC (2030+), major systems
Buyer Takeaway
You are purchasing a property where the current owner has already spent over $100,000 refreshing every system, appliance, and amenity. There is zero deferred maintenance. With the attached maintenance schedule, your only future costs are routine and fully budgeted. All receipts, warranties, and the complete Apple Numbers spreadsheet will transfer at closing.
Hidden Pond Lodge Financials & Documents
Access complete financial documentation, appraisals, and performance reports. All documents are verified and ready for review. Terms: FSBO – Buyer covers own broker fees.
09/2025 Appraisal
$1,010,000
Professional appraisal PDF with full property analysis
OwnerRez Reports
2024-2026
Complete booking history, gross/net revenue, occupancy rates
Booking Projections
$115k+ (2026)
Detailed revenue projections based on current trends
Expense Spreadsheet
Detailed PDF
Complete breakdown of all upgrades and investments
Broken Bow Cabin Investment Market Outlook
Looking ahead, the market outlook is positive. Property values are projected to appreciate at approximately 3% annually as supply growth has slowed dramatically and tourism demand continues to build.
Bookings and visitor numbers are rising, with many owners already reporting stronger calendars for summer and holiday periods. Top-performing cabins routinely generate $110k+ gross revenue annually.
Hidden Pond Lodge stands out in this recovering market. Its verified $110,985 gross revenue in 2025 (OwnerRez reports available) and 51% occupancy place it firmly in the elite tier — well above the market averages of $52k–$61k gross and 37% occupancy.
This combination of stabilization, projected appreciation, and growing demand positions Hidden Pond Lodge as a low-risk, high-return opportunity for investors seeking reliable income, strong cash flow, and long-term value growth in one of Oklahoma’s most popular vacation destinations.
Average Market Property
Revenue: $52-54k/year
Below market potential
Occupancy: 37%
Declining bookings
Maintenance: Deferred issues
Hidden costs
Hidden Pond Lodge
Revenue: $110,985/year
Top 10-20% performer
Occupancy: 51%
Consistent bookings
Maintenance: Zero deferred
$100,000 plus invested
Schedule a Private Tour or Request Financials
Serious buyers only. Virtual and in-person tours available.
214-205-5774 · social@hiddenpondlodge.com · Lou Zettler · @LouZettler on X
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