218 Kings Farm Rd
Blue Ridge, GA 30513
$549,000
2 bd · 2.5 ba · 2,080 sqft · Listed today
View on Realtor.com →Year built
2006
Sqft
2,080
Lot sqft
135,472
HOA / mo
None
Furnished
No
List date
2026-10-04T11:15:12.000000Z
Revenue
Annual revenue
$36,327
ADR
$234
Occupancy
43%
Cleaning fees (12 mo)
$7,928
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $37,411
Tranquil Fern - Private oasis in Blue Ridge GA
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi
Revenue $31,635ADR $269Occ ≈ 32%5★ (95)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Pines in Blue Ridge Retreat, Dog-friendly Cabin | 3 bd · 3 ba · sleeps 10 | $39,569 | $229 | 47% | 4.7★ (46) | 0.5 mi | AirbnbVrboBooking |
Tranquil Fern - Private oasis in Blue Ridge GA Cabin | 3 bd · 3.5 ba · sleeps 6 | $31,635 | $269 | 32% | 5★ (95) | 0.6 mi | Airbnb |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 9 | $37,411 | $198 | 52% | 4.9★ (35) | 0.7 mi | AirbnbVrboBooking |
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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$36,327
NOI
$14,653
Cash flow /mo
-$1,809
Cash needed
$181,210
Cash-on-cash
-12.0%
ROE (yr 1)
-1.0%
Cap rate
2.7%
DSCR
0.40
Year-1 write-off
$104,430
Year-1 tax shield @ 32%
$33,418
Year-1 return on equity
- Cash flow (annual)-$21,706
- Principal paydown$3,419
- Appreciation at%$16,470
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)$7,265
- Platform fees (3% of revenue)$1,090
- Maintenance / capex (5% of revenue)$1,816
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,456
- Insurance (STR-rated)$5,847
Cash needed to close
- Down payment (25%)$137,250
- Closing costs (4.0%)$21,960
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,418
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
$505,000
Short-life (5/15-yr)
$82,000 · 16%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 8% (county tax record, market value split) · building $423,000 over 39 years · new furniture $22,000
Based on: 2,080 sq ft, built 2006, 2 bd / 2.5 ba, unfurnished, listing features (fence, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $82,000 in year 1 (12% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.13 allocation
- $7,200
Kitchen countertopsdefault
$8,500 new × 40% good × 2.13 allocation
- $3,100
Decorative trimdefault
$3,600 new × 40% good × 2.13 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.13 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.13 allocation
- $4,500
Window coverings (21)default
$5,300 new × 40% good × 2.13 allocation
- $3,800
Carpet, vinyl & laminate (33% of floors)listing
$4,500 new × 40% good × 2.13 allocation
- $10,300
Kitchen & laundry equipment plumbingdefault
$8,100 new × 60% good × 2.13 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 60% good × 2.13 allocation
- $6,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.13 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,100
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.13 allocation
- $9,700
Landscaping (typical)default
$9,100 new × 50% good × 2.13 allocation
- $2,200
Patiosdefault
$2,100 new × 50% good × 2.13 allocation
- $2,200
Decks & porches (attached)default
$2,100 new × 50% good × 2.13 allocation
- $6,400
Fencinglisting
$6,000 new × 50% good × 2.13 allocation
- $320,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$226,100 new × 67% good × 2.13 allocation
- $29,900
Building plumbing & fixturesdefault
$23,400 new × 60% good × 2.13 allocation
- $30,200
Building electrical & lightingdefault
$23,600 new × 60% good × 2.13 allocation
- $19,900
HVACdefault
$23,400 new × 40% good × 2.13 allocation
- $7,600
Hardwood & tile floorsdefault
$8,900 new × 40% good × 2.13 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.13 allocation
- $12,800
Septic systemlisting
$12,000 new × 50% good × 2.13 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,500 | $30,500 | $500 | $104,400 |
| 2 | $0 | $0 | $10,900 | $10,900 |
| 3 | $0 | $0 | $10,900 | $10,900 |
| 4 | $0 | $0 | $10,900 | $10,900 |
| 5 | $0 | $0 | $10,900 | $10,900 |
| 6+ | $0 | $0 | $379,500 | $379,500 |
| Total | $73,500 | $30,500 | $423,300 | $527,300 |
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
Fannin and Gilmer counties require STR registration and lodging tax; no cap found. Blue Ridge and Ellijay city limits have their own rules; most cabins are in unincorporated county.