1430 Blue Ridge Dr
Blue Ridge, GA 30513
$350,000
3 bd · 2 ba · Listed 1d ago
View on Realtor.com →Year built
1960
Sqft
—
Lot sqft
43,560
HOA / mo
None
Furnished
No
List date
2026-10-19T15:36:58.000000Z
Revenue
Annual revenue
$30,941
ADR
$158
Occupancy
54%
Cleaning fees (12 mo)
$6,128
Confidence
Low (-26.68), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $11,818
Tranquil 2-bedroom house with AC in charming McCaysville
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $689ADR $137Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hilltop Haven House | 2 bd · 1 ba · sleeps 4 | $2,195 | $137 | 4% | — | 0.3 mi | Airbnb |
Tranquil 2-bedroom house with AC in charming McCaysville House | 2 bd · 1 ba · sleeps 4 | $689 | $137 | 1% | — | 0.4 mi | Vrbo |
Peaceful Cottage 10 minutes from Mercier Orchards Cottage | 2 bd · 1 ba · sleeps 6 | $19,987 | $157 | 35% | 5★ (84) | 0.4 mi | AirbnbVrboBooking |
Toccozy Cabin Retreat | Mineral Bluff, GA Cabin | 2 bd · 2 ba · sleeps 8 | $91,959 | $499 | 50% | 5★ (4) | 0.6 mi | AirbnbVrbo |
Toccozy Cabin Retreat -Riverfront,Dogs OK, Firepit Cabin
| 2 bd · 2 ba · sleeps 8 | $63,959 | $368 | 48% | 4.8★ (7) | 0.7 mi | AirbnbVrbo |
Treetop Retreat-Pet-Friendly 2-bd cabin w/hot tub! Cabin | 2 bd · 1 ba · sleeps 4 | $3,648 | $214 | 5% | 4.6★ (45) | 0.8 mi | AirbnbVrboBooking |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$30,941
NOI
$13,309
Cash flow /mo
-$845
Cash needed
$121,000
Cash-on-cash
-8.4%
ROE (yr 1)
2.1%
Cap rate
3.8%
DSCR
0.57
Year-1 write-off
$84,757
Year-1 tax shield @ 32%
$27,122
Year-1 return on equity
- Cash flow (annual)-$10,135
- Principal paydown$2,128
- Appreciation at%$10,500
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)$6,188
- Platform fees (3% of revenue)$928
- Maintenance / capex (5% of revenue)$1,547
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,041
- Insurance (STR-rated)$3,728
Cash needed to close
- Down payment (25%)$87,500
- Closing costs (4.0%)$14,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,122
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
$328,000
Short-life (5/15-yr)
$65,000 · 20%
Year-1 deduction
$85,000
Year-1 tax shield @ 32%
$27,000
Land 6% (county tax record, market value split) · building $263,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 1960, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.29 allocation
- $7,500
Kitchen countertopsdefault
$8,200 new × 40% good × 2.29 allocation
- $3,000
Decorative trimdefault
$3,300 new × 40% good × 2.29 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.29 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.29 allocation
- $4,300
Window coverings (19)default
$4,800 new × 40% good × 2.29 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.29 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.29 allocation
- $3,700
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.29 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,300
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.29 allocation
- $9,900
Landscaping (typical)default
$8,700 new × 50% good × 2.29 allocation
- $2,100
Patiosdefault
$1,900 new × 50% good × 2.29 allocation
- $2,100
Decks & porches (attached)default
$1,900 new × 50% good × 2.29 allocation
- $188,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 40% good × 2.29 allocation
- $19,600
Building plumbing & fixturesdefault
$21,400 new × 40% good × 2.29 allocation
- $19,500
Building electrical & lightingdefault
$21,400 new × 40% good × 2.29 allocation
- $19,600
HVACdefault
$21,400 new × 40% good × 2.29 allocation
- $11,200
Hardwood & tile floorsdefault
$12,200 new × 40% good × 2.29 allocation
- $4,800
Fireplaces (2)listing
$5,300 new × 40% good × 2.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,900 | $24,600 | $300 | $84,800 |
| 2 | $0 | $0 | $6,800 | $6,800 |
| 3 | $0 | $0 | $6,800 | $6,800 |
| 4 | $0 | $0 | $6,800 | $6,800 |
| 5 | $0 | $0 | $6,800 | $6,800 |
| 6+ | $0 | $0 | $236,100 | $236,100 |
| Total | $59,900 | $24,600 | $263,400 | $347,900 |
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.