199 Fox Run Dr
Blue Ridge, GA 30513
$845,700
4 bd · 4.5 ba · 4,160 sqft · Listed 3d ago
View on Realtor.com →Year built
2005
Sqft
4,160
Lot sqft
84,506
HOA / mo
None
Furnished
Yes
List date
2026-09-24T22:27:33.000000Z
Revenue
Annual revenue
$80,925
ADR
$376
Occupancy
59%
Cleaning fees (12 mo)
$15,304
Confidence
Med (58.23), 5 comps
Comp revenue range (p25 / median / p75)
Lux Cbn, Mtn views, pvt htd pool, spa, pickle ball
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.3 mi
Revenue $65,492ADR $562Occ ≈ 32%5★ (4)
Stylish Escape, Stunning View, Pool Table, Hot Tub
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi
Revenue $27,673ADR $418Occ ≈ 18%—
Modern Rustic Chalet, Hot Tub + Bunk Room
Cabin · 4 bd · 4 ba · sleeps 14 · 0.7 mi
Revenue $48,513ADR $510Occ ≈ 26%5★ (63)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lux Cbn, Mtn views, pvt htd pool, spa, pickle ball Cabin | 4 bd · 3.5 ba · sleeps 10 | $65,492 | $562 | 32% | 5★ (4) | 0.3 mi | Airbnb |
New Hot Tub! Huge View! Mountaintop Cabin *4BR* Cabin | 4 bd · 3.5 ba · sleeps 12 | $96,968 | $414 | 64% | 5★ (373) | 0.4 mi | AirbnbVrbo |
Stylish Escape, Stunning View, Pool Table, Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 12 | $27,673 | $418 | 18% | — | 0.7 mi | Airbnb |
Blue Ridge Cabin | Sauna, Hot Tub & Court Cabin | 4 bd · 3.5 ba · sleeps 12 | $70,962 | $477 | 41% | 5★ (31) | 0.7 mi | AirbnbVrboBooking |
Modern Rustic Chalet, Hot Tub + Bunk Room Cabin | 4 bd · 4 ba · sleeps 14 | $48,513 | $510 | 26% | 5★ (63) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$80,925
NOI
$43,142
Cash flow /mo
-$962
Cash needed
$245,253
Cash-on-cash
-4.7%
ROE (yr 1)
7.9%
Cap rate
5.1%
DSCR
0.79
Year-1 write-off
$137,385
Year-1 tax shield @ 32%
$43,963
Year-1 return on equity
- Cash flow (annual)-$11,544
- Principal paydown$5,534
- Appreciation at%$25,371
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$16,185
- Platform fees (3% of revenue)$2,428
- Maintenance / capex (5% of revenue)$4,046
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,917
- Insurance (STR-rated)$9,007
Cash needed to close
- Down payment (25%)$211,425
- Closing costs (4.0%)$33,828
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,963
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
$810,000
Short-life (5/15-yr)
$135,000 · 17%
Year-1 deduction
$137,000
Year-1 tax shield @ 32%
$44,000
Land 4% (county tax record, market value split) · building $675,000 over 39 years
Based on: 4,160 sq ft, built 2005, 4 bd / 4.5 ba, furnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $69,000 in year 1 (8% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$14,900 new × 40% good × 1.74 allocation
- $10,600
Kitchen countertops (stone)listing
$15,300 new × 40% good × 1.74 allocation
- $5,100
Decorative trimdefault
$7,300 new × 40% good × 1.74 allocation
- $400
Mirrorsdefault
$600 new × 40% good × 1.74 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.74 allocation
- $7,300
Window coverings (42)default
$10,500 new × 40% good × 1.74 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$11,600 new × 58% good × 1.74 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$7,000 new × 58% good × 1.74 allocation
- $5,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.74 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $11,600
Paving: driveway & walks (paved)default
$13,400 new × 50% good × 1.74 allocation
- $5,600
Landscaping (minimal)listing
$6,400 new × 50% good × 1.74 allocation
- $3,600
Patiosdefault
$4,100 new × 50% good × 1.74 allocation
- $40,700
Decks & porches (attached)listing
$46,800 new × 50% good × 1.74 allocation
- $5,200
Fencinglisting
$6,000 new × 50% good × 1.74 allocation
- $511,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$452,400 new × 65% good × 1.74 allocation
- $47,400
Building plumbing & fixturesdefault
$47,000 new × 58% good × 1.74 allocation
- $50,500
Building electrical & lightingdefault
$50,000 new × 58% good × 1.74 allocation
- $32,600
HVACdefault
$46,900 new × 40% good × 1.74 allocation
- $18,600
Hardwood & tile floorsdefault
$26,800 new × 40% good × 1.74 allocation
- $3,700
Fireplaces (2)listing
$5,300 new × 40% good × 1.74 allocation
- $10,400
Septic systemlisting
$12,000 new × 50% good × 1.74 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,500 | $66,700 | $2,200 | $137,400 |
| 2 | $0 | $0 | $17,300 | $17,300 |
| 3 | $0 | $0 | $17,300 | $17,300 |
| 4 | $0 | $0 | $17,300 | $17,300 |
| 5 | $0 | $0 | $17,300 | $17,300 |
| 6+ | $0 | $0 | $603,600 | $603,600 |
| Total | $68,500 | $66,700 | $675,000 | $810,200 |
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.