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1430 Blue Ridge Dr

1430 Blue Ridge Dr

Blue Ridge, GA 30513

$350,000

3 bd · 2 ba · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$2,558$11,818$52,966

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $11,818

  • Hilltop Haven

    House · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    Revenue $2,195ADR $137Occ ≈ 4%—

    Delisted

  • Tranquil 2-bedroom house with AC in charming McCaysville

    House · 2 bd · 1 ba · sleeps 4 · 0.4 mi

    Revenue $689ADR $137Occ ≈ 1%—

    Delisted

  • Peaceful Cottage 10 minutes from Mercier Orchards

    Cottage · 2 bd · 1 ba · sleeps 6 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $19,987ADR $157Occ ≈ 35%5★ (84)

    AirbnbVrboBooking

  • Toccozy Cabin Retreat | Mineral Bluff, GA

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $91,959ADR $499Occ ≈ 50%5★ (4)

    Airbnb

  • Toccozy Cabin Retreat -Riverfront,Dogs OK, Firepit

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi

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

    Revenue $63,959ADR $368Occ ≈ 48%4.8★ (7)

    AirbnbVrbo

  • Treetop Retreat-Pet-Friendly 2-bd cabin w/hot tub!

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.8 mi

    Revenue $3,648ADR $214Occ ≈ 5%4.6★ (45)

    AirbnbBooking

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

Est. revenue

$30,941

NOI

$13,309

Cash flow /mo

$1,109

Cash needed

$383,500

Cash-on-cash (all cash)

3.5%

ROE (yr 1)

6.2%

Cap rate

3.8%

DSCR

—

Year-1 write-off

$84,757

Year-1 tax shield @ 32%

$27,122

Year-1 return on equity

  • Cash flow (annual)$13,309
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,500
ROE6.2%

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

  • Purchase price (all cash)$350,000
  • 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.

5-year property$59,900

  • Kitchen cabinetsdefault

    $10,000 new × 40% good × 2.29 allocation

    $9,100

  • Kitchen countertopsdefault

    $8,200 new × 40% good × 2.29 allocation

    $7,500

  • Decorative trimdefault

    $3,300 new × 40% good × 2.29 allocation

    $3,000

  • Mirrorsdefault

    $300 new × 40% good × 2.29 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.29 allocation

    $1,100

  • Window coverings (19)default

    $4,800 new × 40% good × 2.29 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 40% good × 2.29 allocation

    $7,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 40% good × 2.29 allocation

    $4,300

  • Appliances (range, refrigerator)listing

    $4,000 new × 40% good × 2.29 allocation

    $3,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$24,600

  • Paving: driveway & walks (paved)default

    $9,000 new × 50% good × 2.29 allocation

    $10,300

  • Landscaping (typical)default

    $8,700 new × 50% good × 2.29 allocation

    $9,900

  • Patiosdefault

    $1,900 new × 50% good × 2.29 allocation

    $2,100

  • Decks & porches (attached)default

    $1,900 new × 50% good × 2.29 allocation

    $2,100
Building, 39-year$263,400

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

    $206,100 new × 40% good × 2.29 allocation

    $188,700

  • Building plumbing & fixturesdefault

    $21,400 new × 40% good × 2.29 allocation

    $19,600

  • Building electrical & lightingdefault

    $21,400 new × 40% good × 2.29 allocation

    $19,500

  • HVACdefault

    $21,400 new × 40% good × 2.29 allocation

    $19,600

  • Hardwood & tile floorsdefault

    $12,200 new × 40% good × 2.29 allocation

    $11,200

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.29 allocation

    $4,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.