2977 Highway 2
Blue Ridge, GA 30513
$819,900
3 bd · 2 ba · 1,736 sqft · Listed 1d ago
View on Realtor.com →Year built
1981
Sqft
1,736
Lot sqft
126,324
HOA / mo
None
Furnished
No
List date
2026-10-01T15:52:42.000000Z
Revenue
Annual revenue
$45,223
ADR
$310
Occupancy
40%
Cleaning fees (12 mo)
$9,636
Confidence
Low (46.95), 5 comps
Comp revenue range (p25 / median / p75)
Blue Ridge Belle
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $18,617ADR $309Occ ≈ 17%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cherry Log Cabin | Hot Tub, Arcade & Pool Table Cabin | 3 bd · 3 ba · sleeps 9 | $42,547 | $283 | 41% | 4.8★ (131) | 0.2 mi | AirbnbVrbo |
Luxury Blue Ridge Cabin | Hot Tub & Stunning Views Cabin | 3 bd · 3 ba · sleeps 10 | $75,761 | $414 | 50% | 5★ (146) | 0.4 mi | AirbnbVrbo |
New! Private 3BR cabin*MTN views*Game Room*Firepit Cabin | 3 bd · 3 ba · sleeps 10 | $51,911 | $307 | 46% | 5★ (34) | 0.5 mi | AirbnbVrbo |
Blue Ridge Belle Vacation home | 3 bd · 3 ba · sleeps 8 | $18,617 | $309 | 17% | — | 0.7 mi | Booking |
Blue Ridge Belle -Pet Friendly, Hot Tub, Firepit Cabin | 3 bd · 2.5 ba · sleeps 8 | $25,220 | $364 | 19% | 4.7★ (3) | 0.7 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$45,223
NOI
$18,222
Cash flow /mo
-$3,006
Cash needed
$257,271
Cash-on-cash
-14.0%
ROE (yr 1)
-2.5%
Cap rate
2.2%
DSCR
0.34
Year-1 write-off
$165,176
Year-1 tax shield @ 32%
$52,856
Year-1 return on equity
- Cash flow (annual)-$36,078
- Principal paydown$5,106
- Appreciation at%$24,597
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)$9,045
- Platform fees (3% of revenue)$1,357
- Maintenance / capex (5% of revenue)$2,261
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,407
- Insurance (STR-rated)$8,732
Cash needed to close
- Down payment (25%)$204,975
- Closing costs (4.0%)$32,796
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,856
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
$556,000
Short-life (5/15-yr)
$145,000 · 26%
Year-1 deduction
$165,000
Year-1 tax shield @ 32%
$53,000
Land 32% (county tax record, market value split) · building $410,000 over 39 years · new furniture $20,000
Based on: 1,736 sq ft, built 1981, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $95,000 in year 1 (14% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,500
Kitchen cabinetsdefault
$9,600 new × 40% good × 3.76 allocation
- $11,800
Kitchen countertopsdefault
$7,900 new × 40% good × 3.76 allocation
- $4,600
Decorative trimdefault
$3,000 new × 40% good × 3.76 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.76 allocation
- $1,800
Shelvingdefault
$1,200 new × 40% good × 3.76 allocation
- $6,400
Window coverings (17)default
$4,300 new × 40% good × 3.76 allocation
- $4,200
Carpet, vinyl & laminate (25% of floors)listing
$2,800 new × 40% good × 3.76 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$7,500 new × 40% good × 3.76 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 3.76 allocation
- $11,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.76 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $16,300
Paving: driveway & walks (paved)listing
$8,600 new × 50% good × 3.76 allocation
- $15,600
Landscaping (typical)default
$8,300 new × 50% good × 3.76 allocation
- $3,200
Patiosdefault
$1,700 new × 50% good × 3.76 allocation
- $36,800
Decks & porches (attached)listing
$19,500 new × 50% good × 3.76 allocation
- $283,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$188,200 new × 40% good × 3.76 allocation
- $29,400
Building plumbing & fixturesdefault
$19,500 new × 40% good × 3.76 allocation
- $29,000
Building electrical & lightingdefault
$19,300 new × 40% good × 3.76 allocation
- $29,400
HVACdefault
$19,600 new × 40% good × 3.76 allocation
- $12,600
Hardwood & tile floorsdefault
$8,400 new × 40% good × 3.76 allocation
- $4,000
Fireplacelisting
$2,600 new × 40% good × 3.76 allocation
- $22,600
Septic systemlisting
$12,000 new × 50% good × 3.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,900 | $71,900 | $400 | $165,200 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $367,800 | $367,800 |
| Total | $92,900 | $71,900 | $410,300 | $575,000 |
The building's share of the price ($556,000) is 3.8x our depreciated replacement cost of the home ($148,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.