98 Shalom Ln
Blue Ridge, GA 30513
$1,039,000
4 bd · 3.5 ba · 3,408 sqft · Listed 11d ago
View on Realtor.com →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)
Friends in High Places
Vacation home · 4 bd · 4 ba · sleeps 10 · 246 ft
Revenue $95,659ADR $566Occ ≈ 46%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
EZ Come EZ Geaux - Stunning Mtn Views - Hot Tub House | 4 bd · 3.5 ba · sleeps 10 | $55,895 | $435 | 35% | 5★ (21) | 85 ft | AirbnbVrboBooking |
Luxe | Swim, Sauna, Speakeasy Lounge & EV Charger Cabin | 4 bd · 4.5 ba · sleeps 12 | $43,193 | $772 | 15% | 5★ (12) | 213 ft | AirbnbVrbo |
Mountainside Retreat w/ Hot Tub & Panoramic Views House | 4 bd · 4.5 ba · sleeps 12 | $101,738 | $428 | 65% | 4.8★ (136) | 233 ft | AirbnbVrbo |
Friends in High Places Vacation home | 4 bd · 4 ba · sleeps 10 | $95,659 | $566 | 46% | — | 246 ft | Booking |
Luxe Mountain Retreat- Pets OK, HotTub, Game Room Cabin | 4 bd · 4.5 ba · sleeps 14 | $99,176 | $624 | 44% | 4.8★ (27) | 253 ft | AirbnbVrbo |
Beautiful mtn views, hot tub, fire pit, pool table House | 4 bd · 3.5 ba · sleeps 8 | $28,497 | $406 | 19% | 5★ (12) | 325 ft | AirbnbVrbo |
New! Luxury Lodge | HotTub | Mtn Views | Game Room Cabin | 4 bd · 4.5 ba · sleeps 12 | $93,951 | $411 | 63% | 5★ (2) | 449 ft | AirbnbBooking |
Elegant Cabin | Views | Hot Tub | Firepit Cabin | 4 bd · 3.5 ba · sleeps 8 | $13,003 | $492 | 7% | 5★ (86) | 459 ft | AirbnbVrbo |
The Great Getaway Cabin | 4 bd · 4.5 ba · sleeps 14 | $9,008 | $818 | 3% | 5★ (4) | 0.1 mi | AirbnbVrbo |
Whispering Woods Stay Cabin | 4 bd · 4.5 ba · sleeps 10 | $19,145 | $324 | 16% | 4.7★ (86) | 0.1 mi | AirbnbVrboBooking |
Show all 25 comps
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)
Great Getaway Lodge: Large Family sized cabin with expansive outdoor space.
Cabin · 4 bd · 4.5 ba · sleeps 14 · 0.3 mi
Revenue $46,668ADR $640Occ ≈ 20%5★ (6)
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%—
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)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Gorgeous home with wraparound deck, private hot tub, and full bar Cabin | 4 bd · 4.5 ba · sleeps 10 | $42,444 | $311 | 37% | 4.9★ (31) | 0.1 mi | Vrbo |
Privacy Peak- Mtn Views, Pool Table, King Beds Cabin | 4 bd · 4 ba · sleeps 12 | $99,738 | $609 | 45% | 4.8★ (16) | 0.2 mi | AirbnbVrbo |
New luxury cabin w/River access, hot-tub, peaceful Cabin | 4 bd · 3.5 ba · sleeps 11 | $95,017 | $340 | 77% | 5★ (149) | 0.2 mi | AirbnbVrbo |
High Hopes | 4 Suites, Hot Tub, Shuffleboard House | 4 bd · 4.5 ba · sleeps 8 | $36,346 | $605 | 16% | 4.7★ (10) | 0.2 mi | AirbnbVrbo |
Great Getaway Lodge: Large Family sized cabin with expansive outdoor space. Cabin | 4 bd · 4.5 ba · sleeps 14 | $46,668 | $640 | 20% | 5★ (6) | 0.3 mi | Vrbo |
Luxury Lodge on Toccoa-Riverfront, HotTub, Firepit Cabin | 4 bd · 4.5 ba · sleeps 12 | $168,981 | $812 | 57% | 5★ (18) | 0.3 mi | AirbnbVrbo |
Vista Ridge- MTN Views, Hot Tub, Master on Main Cabin | 4 bd · 3 ba · sleeps 12 | $43,592 | $444 | 27% | 4.8★ (18) | 0.4 mi | AirbnbVrboBooking |
Falcon's Lair- Pet Friendly | EV Car Charger | Outdoor Fireplace | Game Room Vacation home | 4 bd · 4 ba · sleeps 10 | $100,179 | $497 | 55% | — | 0.4 mi | Booking |
Hoot Owl Lodge | Views, Bark Park, Arcade, Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 8 | $11,162 | $229 | 13% | 5★ (8) | 0.4 mi | AirbnbVrboBooking |
EZ Come EZ Geaux- Pet Friendly, HotTub, Fire Pit House | 4 bd · 3.5 ba · sleeps 10 | $76,546 | $622 | 34% | 4.9★ (6) | 0.5 mi | AirbnbVrboBooking |
Toccoa River Lodge | Blue Ridge, GA Cabin | 4 bd · 3 ba · sleeps 8 | $40,939 | $531 | 21% | 4.7★ (5) | 0.6 mi | AirbnbVrbo |
Mountain Views w/ Slide | Hot Tub | Game Room House | 4 bd · 3 ba · sleeps 8 | $30,823 | $291 | 29% | 5★ (10) | 0.7 mi | AirbnbVrboBooking |
The Stick House - Mineral Bluff, GA Cabin | 4 bd · 3 ba · sleeps 8 | $5,466 | $430 | 3% | 4.8★ (5) | 0.7 mi | AirbnbVrboBooking |
Nature's Retreat rustic cabin nestled in the north Georgia mountains. Cabin | 4 bd · 3 ba · sleeps 9 | $22,032 | $225 | 27% | 5★ (167) | 0.7 mi | Vrbo |
ChaseMtn Chalet | Hot Tub | View | River access Cabin | 4 bd · 3 ba · sleeps 8 | $31,098 | $297 | 29% | 5★ (18) | 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
Est. revenue
$64,169
NOI
$27,927
Cash flow /mo
$2,327
Cash needed
$1,080,560
Cash-on-cash (all cash)
2.6%
ROE (yr 1)
5.5%
Cap rate
2.7%
DSCR
—
Year-1 write-off
$166,514
Year-1 tax shield @ 32%
$53,284
Year-1 return on equity
- Cash flow (annual)$27,927
- Principal paydown (n/a, cash)$0
- Appreciation at%$31,170
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
- Purchase price (all cash)$1,039,000
- 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).
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.
- $14,800
Kitchen cabinetsdefault
$13,300 new × 60% good × 1.86 allocation
- $12,100
Kitchen countertopsdefault
$10,900 new × 60% good × 1.86 allocation
- $6,600
Decorative trimdefault
$6,000 new × 60% good × 1.86 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.86 allocation
- $1,700
Shelvingdefault
$1,500 new × 60% good × 1.86 allocation
- $6,300
Window coverings (34)default
$8,500 new × 40% good × 1.86 allocation
- $15,300
Kitchen & laundry equipment plumbingdefault
$10,300 new × 80% good × 1.86 allocation
- $9,300
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 80% good × 1.86 allocation
- $5,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.86 allocation
- $6,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.86 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $13,500
Paving: driveway & walks (paved)default
$12,100 new × 60% good × 1.86 allocation
- $13,000
Landscaping (typical)default
$11,600 new × 60% good × 1.86 allocation
- $3,700
Patiosdefault
$3,400 new × 60% good × 1.86 allocation
- $35,600
Decks & porches (attached)listing
$38,300 new × 50% good × 1.86 allocation
- $5,600
Fencinglisting
$6,000 new × 50% good × 1.86 allocation
- $4,600
Gazebo / pergolalisting
$5,000 new × 50% good × 1.86 allocation
- $573,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$370,400 new × 83% good × 1.86 allocation
- $57,100
Building plumbing & fixturesdefault
$38,400 new × 80% good × 1.86 allocation
- $60,100
Building electrical & lightingdefault
$40,500 new × 80% good × 1.86 allocation
- $35,600
HVACdefault
$38,400 new × 50% good × 1.86 allocation
- $24,400
Hardwood & tile floorsdefault
$21,900 new × 60% good × 1.86 allocation
- $8,800
Fireplaces (3)listing
$7,900 new × 60% good × 1.86 allocation
- $13,400
Septic systemlisting
$12,000 new × 60% good × 1.86 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 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: 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.