140 Black Oaks Rd
Cherry Log, GA 30522
$729,000
3 bd · 3 ba · 2,080 sqft · Listed 4d ago
View on Realtor.com →Year built
2009
Sqft
2,080
Lot sqft
41,818
HOA / mo
$0
Furnished
No
List date
2026-09-23T20:51:23.000000Z
Revenue
Annual revenue
$61,496
ADR
$274
Occupancy
61%
Cleaning fees (12 mo)
$10,743
Confidence
Med (55.69), 8 comps
Comp revenue range (p25 / median / p75)
Oliver's Modern Twist
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $59,017ADR $2,772Occ ≈ 6%5★ (37)
Olivers Modern Twist - Cherry Log, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Challenge Friends To A Game of Shuffle
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $55,258ADR $372Occ ≈ 41%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub • Game Room • Mountain Views • Privacy Cabin | 3 bd · 3 ba · sleeps 8 | $75,442 | $283 | 73% | 5★ (182) | 13 ft | AirbnbVrbo |
Oliver's Modern Twist Cabin | 3 bd · 2 ba · sleeps 6 | $59,017 | $2,772 | 6% | 5★ (37) | 0.3 mi | Airbnb |
Olivers Modern Twist - Cherry Log, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Challenge Friends To A Game of Shuffle Vacation home | 3 bd · 2 ba · sleeps 6 | $55,258 | $372 | 41% | — | 0.4 mi | Booking |
Big Buck Lodge- Fire Pit, Hot Tub, Outdoor Living Cabin | 3 bd · 3 ba · sleeps 6 | $21,885 | $334 | 18% | 4.7★ (17) | 0.5 mi | AirbnbVrboBooking |
Aska Escape | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $29,975 | $339 | 24% | 5★ (11) | 0.6 mi | AirbnbVrbo |
Hot Tub, Game Room, Fire Pit, Putting Green, FUN! Cabin | 3 bd · 3 ba · sleeps 8 | $73,902 | $258 | 78% | 5★ (310) | 0.7 mi | AirbnbVrboBooking |
Papa Bear's Den - Hot tub, pool table, fire pit Cabin | 3 bd · 3 ba · sleeps 6 | $22,520 | $261 | 24% | 4.8★ (4) | 0.7 mi | AirbnbVrboBooking |
Mountain Views | Private | Hot Tub | Firepit Cabin | 3 bd · 3 ba · sleeps 12 | $51,905 | $322 | 44% | 5★ (175) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$61,496
NOI
$30,315
Cash flow /mo
-$1,402
Cash needed
$230,910
Cash-on-cash
-7.3%
ROE (yr 1)
4.3%
Cap rate
4.2%
DSCR
0.64
Year-1 write-off
$142,076
Year-1 tax shield @ 32%
$45,464
Year-1 return on equity
- Cash flow (annual)-$16,825
- Principal paydown$4,770
- Appreciation at%$21,870
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,299
- Platform fees (3% of revenue)$1,845
- Maintenance / capex (5% of revenue)$3,075
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,998
- Insurance (STR-rated)$7,764
Cash needed to close
- Down payment (25%)$182,250
- Closing costs (4.0%)$29,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,464
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
$724,000
Short-life (5/15-yr)
$121,000 · 17%
Year-1 deduction
$142,000
Year-1 tax shield @ 32%
$45,000
Land 1% (county tax record, market value split) · building $603,000 over 39 years · new furniture $20,000
Based on: 2,080 sq ft, built 2009, 3 bd / 3 ba, unfurnished, listing features (hot tub, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $112,000 in year 1 (12% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,700
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.83 allocation
- $9,600
Kitchen countertopsdefault
$8,500 new × 40% good × 2.83 allocation
- $4,100
Decorative trimdefault
$3,600 new × 40% good × 2.83 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.83 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.83 allocation
- $5,900
Window coverings (21)default
$5,300 new × 40% good × 2.83 allocation
- $3,800
Carpet, vinyl & laminate (25% of floors)listing
$3,300 new × 40% good × 2.83 allocation
- $15,100
Kitchen & laundry equipment plumbingdefault
$8,100 new × 66% good × 2.83 allocation
- $9,100
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 66% good × 2.83 allocation
- $8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.83 allocation
- $10,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.83 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,400
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.83 allocation
- $12,900
Landscaping (typical)default
$9,100 new × 50% good × 2.83 allocation
- $2,900
Patiosdefault
$2,100 new × 50% good × 2.83 allocation
- $2,900
Decks & porches (attached)default
$2,100 new × 50% good × 2.83 allocation
- $8,500
Fencinglisting
$6,000 new × 50% good × 2.83 allocation
- $457,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$225,600 new × 72% good × 2.83 allocation
- $43,700
Building plumbing & fixturesdefault
$23,400 new × 66% good × 2.83 allocation
- $44,100
Building electrical & lightingdefault
$23,600 new × 66% good × 2.83 allocation
- $26,500
HVACdefault
$23,400 new × 40% good × 2.83 allocation
- $11,400
Hardwood & tile floorsdefault
$10,000 new × 40% good × 2.83 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.83 allocation
- $17,000
Septic systemlisting
$12,000 new × 50% good × 2.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,600 | $40,500 | $1,900 | $142,100 |
| 2 | $0 | $0 | $15,500 | $15,500 |
| 3 | $0 | $0 | $15,500 | $15,500 |
| 4 | $0 | $0 | $15,500 | $15,500 |
| 5 | $0 | $0 | $15,500 | $15,500 |
| 6+ | $0 | $0 | $539,500 | $539,500 |
| Total | $99,600 | $40,500 | $603,300 | $743,400 |
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.