199 Fox Run Dr

Blue Ridge, GA 30513

$845,700

4 bd · 4.5 ba · 4,160 sqft · Listed 3d ago

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Low confidence

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)

$48,513$65,492$70,962

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)
Airbnb
New Hot Tub! Huge View! Mountaintop Cabin *4BR*
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.4 mi
Revenue $96,968ADR $414Occ ≈ 64%5★ (373)
Airbnb Vrbo
Stylish Escape, Stunning View, Pool Table, Hot Tub
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi
Revenue $27,673ADR $418Occ ≈ 18%—
Airbnb
Blue Ridge Cabin | Sauna, Hot Tub & Court
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi
Revenue $70,962ADR $477Occ ≈ 41%5★ (31)
Airbnb Vrbo Booking
Modern Rustic Chalet, Hot Tub + Bunk Room
Cabin · 4 bd · 4 ba · sleeps 14 · 0.7 mi
Revenue $48,513ADR $510Occ ≈ 26%5★ (63)
Airbnb

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	Airbnb Vrbo
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	Airbnb Vrbo Booking
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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$80,925

NOI

$43,142

Cash flow /mo

$3,595

Cash needed

$879,528

Cash-on-cash (all cash)

4.9%

ROE (yr 1)

7.8%

Cap rate

5.1%

DSCR

—

Year-1 write-off

$137,385

Year-1 tax shield @ 32%

$43,963

Year-1 return on equity

Cash flow (annual)$43,142
Principal paydown (n/a, cash)$0
Appreciation at%$25,371

ROE7.8%

ROE incl. year-1 tax savings (32% bracket, STR loophole)12.8%

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

Purchase price (all cash)$845,700
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.

5-year property$68,500

Kitchen cabinetsdefault
$14,900 new × 40% good × 1.74 allocation
$10,400
Kitchen countertops (stone)listing
$15,300 new × 40% good × 1.74 allocation
$10,600
Decorative trimdefault
$7,300 new × 40% good × 1.74 allocation
$5,100
Mirrorsdefault
$600 new × 40% good × 1.74 allocation
$400
Shelvingdefault
$1,500 new × 40% good × 1.74 allocation
$1,000
Window coverings (42)default
$10,500 new × 40% good × 1.74 allocation
$7,300
Kitchen & laundry equipment plumbingdefault
$11,600 new × 58% good × 1.74 allocation
$11,700
Kitchen, laundry & data equipment electricaldefault
$7,000 new × 58% good × 1.74 allocation
$7,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.74 allocation
$5,600
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
$9,200

15-year land improvements$66,700

Paving: driveway & walks (paved)default
$13,400 new × 50% good × 1.74 allocation
$11,600
Landscaping (minimal)listing
$6,400 new × 50% good × 1.74 allocation
$5,600
Patiosdefault
$4,100 new × 50% good × 1.74 allocation
$3,600
Decks & porches (attached)listing
$46,800 new × 50% good × 1.74 allocation
$40,700
Fencinglisting
$6,000 new × 50% good × 1.74 allocation
$5,200

Building, 39-year$675,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$452,400 new × 65% good × 1.74 allocation
$511,800
Building plumbing & fixturesdefault
$47,000 new × 58% good × 1.74 allocation
$47,400
Building electrical & lightingdefault
$50,000 new × 58% good × 1.74 allocation
$50,500
HVACdefault
$46,900 new × 40% good × 1.74 allocation
$32,600
Hardwood & tile floorsdefault
$26,800 new × 40% good × 1.74 allocation
$18,600
Fireplaces (2)listing
$5,300 new × 40% good × 1.74 allocation
$3,700
Septic systemlisting
$12,000 new × 50% good × 1.74 allocation
$10,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.