19 The Forest Rd
Blue Ridge, GA 30513
$675,000
4 bd · 3 ba · 2,912 sqft · Listed today
View on Realtor.com →Year built
2006
Sqft
2,912
Lot sqft
51,401
HOA / mo
None
Furnished
No
List date
2026-10-27T01:17:11.000000Z
Revenue
Annual revenue
$46,712
ADR
$287
Occupancy
45%
Cleaning fees (12 mo)
$9,153
Confidence
Low (51.77), 20 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,672
Magnolia Hill
House · 4 bd · 3 ba · sleeps 9 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $8,298ADR $485Occ ≈ 5%4.7★ (3)
Secluded Aska retreat with hot tub & fire pit
Cabin · 4 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $34,873ADR $249Occ ≈ 38%4.9★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Serenity Ridge- Pet frndly, Mtn Views, Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 9 | $48,880 | $449 | 30% | 5★ (1) | 0.2 mi | AirbnbVrbo |
Magnolia Hill House
| 4 bd · 3 ba · sleeps 9 | $8,298 | $485 | 5% | 4.7★ (3) | 0.3 mi | Airbnb |
Sauna·Hot Tub·Arcade·Fire Pit·Mtn View Cabin Cabin
| 4 bd · 2.5 ba · sleeps 12 | $66,188 | $417 | 43% | 5★ (114) | 0.4 mi | AirbnbVrbo |
Magnolia Mountain House House
| 4 bd · 3 ba · sleeps 13 | $3,261 | $494 | 2% | 5★ (8) | 0.4 mi | AirbnbVrbo |
Mountain Cabin, Breath-Taking Views, Heart of Aska Cabin | 4 bd · 3 ba · sleeps 12 | $35,129 | $445 | 22% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Vintage camp cabin with panoramic mountain views Cabin
| 4 bd · 3 ba · sleeps 10 | $65,079 | $310 | 58% | 5★ (45) | 0.4 mi | AirbnbVrbo |
Modern Riverfront | Fire Pit | Hot Tub | Fenced Cabin
| 4 bd · 3 ba · sleeps 9 | $47,992 | $276 | 48% | 5★ (106) | 0.4 mi | AirbnbVrbo |
Secluded Aska retreat with hot tub & fire pit Cabin | 4 bd · 3 ba · sleeps 9 | $34,873 | $249 | 38% | 4.9★ (25) | 0.5 mi | Airbnb |
4 BR/3.5 BA Cabin with Panoramic Mountain Views Cabin | 4 bd · 3.5 ba · sleeps 10 | $50,936 | $582 | 24% | 5★ (65) | 0.5 mi | AirbnbVrbo |
Enchanted Hideaway: TreeHouse•HotTub•FirePit•Games Cabin
| 4 bd · 3 ba · sleeps 10 | $103,963 | $454 | 63% | 4.9★ (120) | 0.6 mi | AirbnbVrbo |
Show 4 more
Aska Bout Our Nest on the Aska Adventure Area
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $31,422ADR $209Occ ≈ 41%4.8★ (170)
Resting Bear Retreat Hot Tub Pool Table Fire Pit
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $46,568ADR $325Occ ≈ 39%5★ (173)
Luxury Pond Retreat | Pool + Fire Pit + Game room
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $42,775ADR $650Occ ≈ 18%5★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Aska Bout Our Nest on the Aska Adventure Area Cabin
| 4 bd · 3 ba · sleeps 10 | $31,422 | $209 | 41% | 4.8★ (170) | 0.6 mi | Airbnb |
Scenic views at Aska Skies Retreat! Cabin
| 4 bd · 3 ba · sleeps 12 | $39,657 | $263 | 41% | 5★ (41) | 0.6 mi | AirbnbVrbo |
Resting Bear Retreat Hot Tub Pool Table Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $46,568 | $325 | 39% | 5★ (173) | 0.7 mi | Airbnb |
Luxury Pond Retreat | Pool + Fire Pit + Game room Cabin
| 4 bd · 3 ba · sleeps 10 | $42,775 | $650 | 18% | 5★ (15) | 0.7 mi | Airbnb |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$46,712
NOI
$20,925
Cash flow /mo
-$1,996
Cash needed
$218,750
Cash-on-cash
-10.9%
ROE (yr 1)
0.2%
Cap rate
3.1%
DSCR
0.47
Year-1 write-off
$99,282
Year-1 tax shield @ 32%
$31,770
Year-1 return on equity
- Cash flow (annual)-$23,948
- Principal paydown$4,171
- Appreciation at%$20,250
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)$9,342
- Platform fees (3% of revenue)$1,401
- Maintenance / capex (5% of revenue)$2,336
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,319
- Insurance (STR-rated)$7,189
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,770
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
$604,000
Short-life (5/15-yr)
$76,000 · 13%
Year-1 deduction
$99,000
Year-1 tax shield @ 32%
$32,000
Land 10% (county tax record, market value split) · building $528,000 over 39 years · new furniture $23,000
Based on: 2,912 sq ft, built 2006, 4 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $74,000 in year 1 (8% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$12,200 new × 40% good × 1.90 allocation
- $7,600
Kitchen countertopsdefault
$10,000 new × 40% good × 1.90 allocation
- $3,900
Decorative trimdefault
$5,100 new × 40% good × 1.90 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.90 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.90 allocation
- $5,500
Window coverings (29)default
$7,300 new × 40% good × 1.90 allocation
- $3,600
Carpet, vinyl & laminate (25% of floors)listing
$4,700 new × 40% good × 1.90 allocation
- $10,800
Kitchen & laundry equipment plumbingdefault
$9,500 new × 60% good × 1.90 allocation
- $6,500
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 60% good × 1.90 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.90 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)default
$11,200 new × 50% good × 1.90 allocation
- $5,100
Landscaping (minimal)listing
$5,400 new × 50% good × 1.90 allocation
- $2,700
Patiosdefault
$2,900 new × 50% good × 1.90 allocation
- $2,700
Decks & porches (attached)default
$2,900 new × 50% good × 1.90 allocation
- $400,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$316,200 new × 67% good × 1.90 allocation
- $37,500
Building plumbing & fixturesdefault
$32,800 new × 60% good × 1.90 allocation
- $39,000
Building electrical & lightingdefault
$34,200 new × 60% good × 1.90 allocation
- $25,000
HVACdefault
$32,800 new × 40% good × 1.90 allocation
- $10,700
Hardwood & tile floorsdefault
$14,100 new × 40% good × 1.90 allocation
- $4,000
Fireplaces (2)listing
$5,300 new × 40% good × 1.90 allocation
- $11,400
Septic systemlisting
$12,000 new × 50% good × 1.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,500 | $21,200 | $600 | $99,300 |
| 2 | $0 | $0 | $13,500 | $13,500 |
| 3 | $0 | $0 | $13,500 | $13,500 |
| 4 | $0 | $0 | $13,500 | $13,500 |
| 5 | $0 | $0 | $13,500 | $13,500 |
| 6+ | $0 | $0 | $473,700 | $473,700 |
| Total | $77,500 | $21,200 | $528,400 | $627,100 |
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.