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140 Black Oaks Rd

140 Black Oaks Rd

Cherry Log, GA 30522

$729,000

3 bd · 3 ba · 2,080 sqft · Listed 4d ago

View on Realtor.com →
Rental history

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)

$28,111$53,582$62,738

  • Hot Tub • Game Room • Mountain Views • Privacy

    Cabin · 3 bd · 3 ba · sleeps 8 · 13 ft

    Revenue $75,442ADR $283Occ ≈ 73%5★ (182)

    AirbnbVrbo

  • Oliver's Modern Twist

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $59,017ADR $2,772Occ ≈ 6%5★ (37)

    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 · 0.4 mi

    Revenue $55,258ADR $372Occ ≈ 41%—

    Booking

  • Big Buck Lodge- Fire Pit, Hot Tub, Outdoor Living

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $21,885ADR $334Occ ≈ 18%4.7★ (17)

    AirbnbVrboBooking

  • Aska Escape | Blue Ridge, GA

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi

    Revenue $29,975ADR $339Occ ≈ 24%5★ (11)

    AirbnbVrbo

  • Hot Tub, Game Room, Fire Pit, Putting Green, FUN!

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $73,902ADR $258Occ ≈ 78%5★ (310)

    AirbnbVrboBooking

  • Papa Bear's Den - Hot tub, pool table, fire pit

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $22,520ADR $261Occ ≈ 24%4.8★ (4)

    AirbnbVrboBooking

  • Mountain Views | Private | Hot Tub | Firepit

    Cabin · 3 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $51,905ADR $322Occ ≈ 44%5★ (175)

    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

Financing

Est. revenue

$61,496

NOI

$30,315

Cash flow /mo

$2,526

Cash needed

$777,660

Cash-on-cash (all cash)

3.9%

ROE (yr 1)

6.7%

Cap rate

4.2%

DSCR

—

Year-1 write-off

$142,076

Year-1 tax shield @ 32%

$45,464

Year-1 return on equity

  • Cash flow (annual)$30,315
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$21,870
ROE6.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.6%
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

  • Purchase price (all cash)$729,000
  • 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.

5-year property$99,600

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 2.83 allocation

    $11,700

  • Kitchen countertopsdefault

    $8,500 new × 40% good × 2.83 allocation

    $9,600

  • Decorative trimdefault

    $3,600 new × 40% good × 2.83 allocation

    $4,100

  • Mirrorsdefault

    $500 new × 40% good × 2.83 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.83 allocation

    $1,400

  • Window coverings (21)default

    $5,300 new × 40% good × 2.83 allocation

    $5,900

  • Carpet, vinyl & laminate (25% of floors)listing

    $3,300 new × 40% good × 2.83 allocation

    $3,800

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 66% good × 2.83 allocation

    $15,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 66% good × 2.83 allocation

    $9,100

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.83 allocation

    $8,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.83 allocation

    $10,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$40,500

  • Paving: driveway & walks (paved)default

    $9,500 new × 50% good × 2.83 allocation

    $13,400

  • Landscaping (typical)default

    $9,100 new × 50% good × 2.83 allocation

    $12,900

  • Patiosdefault

    $2,100 new × 50% good × 2.83 allocation

    $2,900

  • Decks & porches (attached)default

    $2,100 new × 50% good × 2.83 allocation

    $2,900

  • Fencinglisting

    $6,000 new × 50% good × 2.83 allocation

    $8,500
Building, 39-year$603,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $225,600 new × 72% good × 2.83 allocation

    $457,600

  • Building plumbing & fixturesdefault

    $23,400 new × 66% good × 2.83 allocation

    $43,700

  • Building electrical & lightingdefault

    $23,600 new × 66% good × 2.83 allocation

    $44,100

  • HVACdefault

    $23,400 new × 40% good × 2.83 allocation

    $26,500

  • Hardwood & tile floorsdefault

    $10,000 new × 40% good × 2.83 allocation

    $11,400

  • Fireplacelisting

    $2,600 new × 40% good × 2.83 allocation

    $3,000

  • Septic systemlisting

    $12,000 new × 50% good × 2.83 allocation

    $17,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.