46 Gooseberry Trl
Blue Ridge, GA 30513
$549,000
3 bd · 2 ba · 1,872 sqft · Listed 29d ago
View on Realtor.com →Year built
1994
Sqft
1,872
Lot sqft
53,143
HOA / mo
None
Furnished
Yes
List date
2026-08-29T18:33:22.000000Z
Revenue
Annual revenue
$45,658
ADR
$245
Occupancy
51%
Cleaning fees (12 mo)
$9,201
Confidence
Med (54.97), 12 comps
Comp revenue range (p25 / median / p75)
Perfect Getaway Lots 2 Do! Upscale Real-Log Cabin & Great Rate! Families/Couples
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $32,639ADR $241Occ ≈ 37%5★ (204)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Creek*Fire Pit*Hot Tub*Pool Table*Arcade*Forest Cabin | 3 bd · 3 ba · sleeps 6 | $50,279 | $213 | 65% | 5★ (180) | 0.1 mi | AirbnbVrbo |
Perfect Getaway Lots 2 Do! Upscale Real-Log Cabin & Great Rate! Families/Couples Cabin | 3 bd · 3 ba · sleeps 6 | $32,639 | $241 | 37% | 5★ (204) | 0.4 mi | Vrbo |
Aska Escape - Fireplaces, Hottub and more! Cabin | 3 bd · 3 ba · sleeps 6 | $25,699 | $248 | 28% | 4.8★ (7) | 0.4 mi | AirbnbVrbo |
Talking Waters - Fishing Camp Cabin | 3 bd · 2 ba · sleeps 6 | $52,596 | $273 | 53% | 4.9★ (81) | 0.4 mi | AirbnbVrboBooking |
Aska River House - Riverside relaxation! Cabin | 3 bd · 2 ba · sleeps 8 | $48,472 | $300 | 44% | 4.8★ (22) | 0.4 mi | AirbnbVrboBooking |
Enchanted Ridge Cabin | 3 bd · 3 ba · sleeps 6 | $49,405 | $240 | 56% | 5★ (37) | 0.4 mi | AirbnbVrbo |
A River Runs Through It- Waterfront, HotTub, Pets! Cabin | 3 bd · 3 ba · sleeps 6 | $80,499 | $387 | 57% | 4★ (11) | 0.4 mi | AirbnbVrboBooking |
NEW River Run Cabin - 20ft f/Water Edge - 3Bd/2Bth Cabin | 3 bd · 2 ba · sleeps 8 | $66,294 | $272 | 67% | 4.8★ (127) | 0.5 mi | AirbnbVrbo |
Sleeps 8, TV Room, Hot Tub, Fire pit, PuttingGreen Cabin | 3 bd · 3 ba · sleeps 8 | $38,577 | $228 | 46% | 5★ (46) | 0.5 mi | AirbnbVrbo |
Three Honey Bears Cabin with private Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $11,579 | $240 | 13% | 4.9★ (52) | 0.5 mi | AirbnbVrbo |
Show all 12 comps
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
Est. revenue
$45,658
NOI
$21,828
Cash flow /mo
$1,819
Cash needed
$570,960
Cash-on-cash (all cash)
3.8%
ROE (yr 1)
6.7%
Cap rate
4.0%
DSCR
—
Year-1 write-off
$145,812
Year-1 tax shield @ 32%
$46,660
Year-1 return on equity
- Cash flow (annual)$21,828
- Principal paydown (n/a, cash)$0
- Appreciation at%$16,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,132
- Platform fees (3% of revenue)$1,370
- Maintenance / capex (5% of revenue)$2,283
- Utilities & supplies$4,200
- HOA$0
- Property tax$999
- Insurance (STR-rated)$5,847
Cash needed to close
- Purchase price (all cash)$549,000
- Closing costs (4.0%)$21,960
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,660
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
$520,000
Short-life (5/15-yr)
$144,000 · 28%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 5% (county tax record, market value split) · building $376,000 over 39 years
Based on: 1,872 sq ft, built 1994, 3 bd / 2 ba, furnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $89,000 in year 1 (17% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.89 allocation
- $9,400
Kitchen countertopsdefault
$8,100 new × 40% good × 2.89 allocation
- $3,800
Decorative trimdefault
$3,300 new × 40% good × 2.89 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.89 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.89 allocation
- $5,500
Window coverings (19)default
$4,800 new × 40% good × 2.89 allocation
- $4,600
Carpet, vinyl & laminate (33% of floors)listing
$4,000 new × 40% good × 2.89 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 2.89 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.89 allocation
- $6,800
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.89 allocation
- $10,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.89 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,000
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.89 allocation
- $12,500
Landscaping (typical)default
$8,600 new × 50% good × 2.89 allocation
- $12,200
Patioslisting
$8,400 new × 50% good × 2.89 allocation
- $30,400
Decks & porches (attached)listing
$21,100 new × 50% good × 2.89 allocation
- $273,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,000 new × 47% good × 2.89 allocation
- $24,300
Building plumbing & fixturesdefault
$21,100 new × 40% good × 2.89 allocation
- $24,300
Building electrical & lightingdefault
$21,000 new × 40% good × 2.89 allocation
- $24,400
HVACdefault
$21,100 new × 40% good × 2.89 allocation
- $9,300
Hardwood & tile floorsdefault
$8,000 new × 40% good × 2.89 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.89 allocation
- $17,300
Septic systemlisting
$12,000 new × 50% good × 2.89 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,800 | $68,000 | $2,000 | $145,800 |
| 2 | $0 | $0 | $9,700 | $9,700 |
| 3 | $0 | $0 | $9,700 | $9,700 |
| 4 | $0 | $0 | $9,700 | $9,700 |
| 5 | $0 | $0 | $9,700 | $9,700 |
| 6+ | $0 | $0 | $335,800 | $335,800 |
| Total | $75,800 | $68,000 | $376,400 | $520,200 |
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: Georgia disallows 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.