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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

98 Shalom Ln

98 Shalom Ln

Blue Ridge, GA 30513

$1,039,000

4 bd · 3.5 ba · 3,408 sqft · Listed 57d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2016

Sqft

3,408

Lot sqft

62,726

HOA / mo

None

Furnished

Yes

List date

2026-09-16T00:31:15.000000Z

Revenue

Annual revenue

$64,169

ADR

$410

Occupancy

43%

Cleaning fees (12 mo)

$10,484

Confidence

Low (27.74), 25 comps

Comp revenue range (p25 / median / p75)

$28,497$43,193$95,017

Median revenue of shown comps: $85,249

  • EZ Come EZ Geaux - Stunning Mtn Views - Hot Tub

    House · 4 bd · 3.5 ba · sleeps 10 · 85 ft

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $55,895ADR $435Occ ≈ 35%5★ (21)

    AirbnbVrboBooking

  • Luxe | Swim, Sauna, Speakeasy Lounge & EV Charger

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 213 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $43,193ADR $772Occ ≈ 15%5★ (12)

    AirbnbVrbo

  • Mountainside Retreat w/ Hot Tub & Panoramic Views

    House · 4 bd · 4.5 ba · sleeps 12 · 233 ft

    Revenue $101,738ADR $428Occ ≈ 65%4.8★ (136)

    Airbnb

  • Friends in High Places

    Vacation home · 4 bd · 4 ba · sleeps 10 · 246 ft

    Revenue $95,659ADR $566Occ ≈ 46%—

    Booking

  • New! Luxury Lodge | HotTub | Mtn Views | Game Room

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 449 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $93,951ADR $411Occ ≈ 63%5★ (2)

    AirbnbBooking

  • Whispering Woods Stay

    Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +2

    Revenue $19,145ADR $324Occ ≈ 16%4.7★ (86)

    AirbnbVrboBooking

  • Gorgeous home with wraparound deck, private hot tub, and full bar

    Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.1 mi

    Revenue $42,444ADR $311Occ ≈ 37%4.9★ (31)

    Delisted

  • Privacy Peak- Mtn Views, Pool Table, King Beds

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $99,738ADR $609Occ ≈ 45%4.8★ (16)

    AirbnbVrbo

  • New luxury cabin w/River access, hot-tub, peaceful

    Cabin · 4 bd · 3.5 ba · sleeps 11 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $95,017ADR $340Occ ≈ 77%5★ (149)

    AirbnbVrbo

  • Luxury Lodge on Toccoa-Riverfront, HotTub, Firepit

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $168,981ADR $812Occ ≈ 57%5★ (18)

    AirbnbVrbo

Show 4 more

  • Vista Ridge- MTN Views, Hot Tub, Master on Main

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $43,592ADR $444Occ ≈ 27%4.8★ (18)

    AirbnbVrboBooking

  • Falcon's Lair- Pet Friendly | EV Car Charger | Outdoor Fireplace | Game Room

    Vacation home · 4 bd · 4 ba · sleeps 10 · 0.4 mi

    Revenue $100,179ADR $497Occ ≈ 55%—

    Booking

  • EZ Come EZ Geaux- Pet Friendly, HotTub, Fire Pit

    House · 4 bd · 3.5 ba · sleeps 10 · 0.5 mi

    Revenue $76,546ADR $622Occ ≈ 34%4.9★ (6)

    AirbnbBooking

  • Nature's Retreat rustic cabin nestled in the north Georgia mountains.

    Cabin · 4 bd · 3 ba · sleeps 9 · 0.7 mi

    Revenue $22,032ADR $225Occ ≈ 27%5★ (167)

    Delisted

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
Management
Term

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$64,169

NOI

$27,927

Cash flow /mo

-$3,353

Cash needed

$301,310

Cash-on-cash

-13.4%

ROE (yr 1)

-0.8%

Cap rate

2.7%

DSCR

0.41

Year-1 write-off

$166,514

Year-1 tax shield @ 32%

$53,284

Year-1 return on equity

  • Cash flow (annual)-$40,231
  • Principal paydown$6,601
  • Appreciation at%$31,170
ROE-0.8%

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)$12,834
  • Platform fees (3% of revenue)$1,925
  • Maintenance / capex (5% of revenue)$3,208
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,009
  • Insurance (STR-rated)$11,065

Cash needed to close

  • Down payment (25%)$259,750
  • Closing costs (4.0%)$41,560
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$53,284

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

$937,000

Short-life (5/15-yr)

$164,000 · 18%

Year-1 deduction

$167,000

Year-1 tax shield @ 32%

$53,000

Land 10% (county tax record, market value split) · building $773,000 over 39 years

Based on: 3,408 sq ft, built 2016, 4 bd / 3.5 ba, furnished, listing features (hot tub, deck, fence, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $96,000 in year 1 (10% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$88,000

  • Kitchen cabinetsdefault

    $13,300 new × 60% good × 1.86 allocation

    $14,800

  • Kitchen countertopsdefault

    $10,900 new × 60% good × 1.86 allocation

    $12,100

  • Decorative trimdefault

    $6,000 new × 60% good × 1.86 allocation

    $6,600

  • Mirrorsdefault

    $500 new × 40% good × 1.86 allocation

    $300

  • Shelvingdefault

    $1,500 new × 60% good × 1.86 allocation

    $1,700

  • Window coverings (34)default

    $8,500 new × 40% good × 1.86 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $10,300 new × 80% good × 1.86 allocation

    $15,300

  • Kitchen, laundry & data equipment electricaldefault

    $6,200 new × 80% good × 1.86 allocation

    $9,300

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

    $7,700 new × 40% good × 1.86 allocation

    $5,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.86 allocation

    $6,700

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200
15-year land improvements$76,000

  • Paving: driveway & walks (paved)default

    $12,100 new × 60% good × 1.86 allocation

    $13,500

  • Landscaping (typical)default

    $11,600 new × 60% good × 1.86 allocation

    $13,000

  • Patiosdefault

    $3,400 new × 60% good × 1.86 allocation

    $3,700

  • Decks & porches (attached)listing

    $38,300 new × 50% good × 1.86 allocation

    $35,600

  • Fencinglisting

    $6,000 new × 50% good × 1.86 allocation

    $5,600

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 1.86 allocation

    $4,600
Building, 39-year$772,500

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

    $370,400 new × 83% good × 1.86 allocation

    $573,100

  • Building plumbing & fixturesdefault

    $38,400 new × 80% good × 1.86 allocation

    $57,100

  • Building electrical & lightingdefault

    $40,500 new × 80% good × 1.86 allocation

    $60,100

  • HVACdefault

    $38,400 new × 50% good × 1.86 allocation

    $35,600

  • Hardwood & tile floorsdefault

    $21,900 new × 60% good × 1.86 allocation

    $24,400

  • Fireplaces (3)listing

    $7,900 new × 60% good × 1.86 allocation

    $8,800

  • Septic systemlisting

    $12,000 new × 60% good × 1.86 allocation

    $13,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$88,000$76,000$2,500$166,500
2$0$0$19,800$19,800
3$0$0$19,800$19,800
4$0$0$19,800$19,800
5$0$0$19,800$19,800
6+$0$0$690,800$690,800
Total$88,000$76,000$772,500$936,500

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.