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2494 Blue Ridge Dr

2494 Blue Ridge Dr

Blue Ridge, GA 30513

$319,000

3 bd · 1 ba · 1,492 sqft · Listed 2d ago

View on Realtor.com →
Low confidence

Year built

1945

Sqft

1,492

Lot sqft

127,631

HOA / mo

$0

Furnished

No

List date

2026-11-10T01:31:29.000000Z

Revenue

Annual revenue

$54,495

ADR

$294

Occupancy

51%

Cleaning fees (12 mo)

$10,908

Confidence

Low (32.05), 18 comps

Comp revenue range (p25 / median / p75)

$20,994$42,700$60,124

Median revenue of shown comps: $36,733

  • What If│3600 sqft 3BR Blue Ridge Cabin│270⁰ View

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $36,306ADR $375Occ ≈ 27%5★ (92)

    AirbnbVrbo

  • Blue Ridge Cabin w Hot Tub Game Room Views

    Vacation home · 3 bd · 3 ba · sleeps 9 · 0.4 mi

    Revenue $27,672ADR $878Occ ≈ 9%—

    Booking

  • Blue Ridge Cabin w/ Hot Tub • Game Room • Views

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $18,768ADR $343Occ ≈ 15%5★ (6)

    AirbnbVrboBooking

  • Altitude Adjustment - Blue Ridge

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.4 mi

    Revenue $62,974ADR $349Occ ≈ 49%4.8★ (67)

    AirbnbBooking

  • Comfy King Beds! | NEW Arcade! | Creek! | Hot Tub!

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    • Pets OK
    • Wifi
    • Kitchen
    • Washer
    • +1

    Revenue $48,239ADR $215Occ ≈ 61%4.8★ (148)

    AirbnbVrboBooking

  • Wildwood Creek

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

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

    Revenue $48,524ADR $253Occ ≈ 53%4.9★ (16)

    AirbnbBooking

  • 100 Acre Wood Hot Tub Fire Pit Pool Table

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $37,160ADR $204Occ ≈ 50%4.8★ (41)

    AirbnbVrboBooking

  • RiverFront! PoolTable! Riverfront FirePit! HotTub!

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $113,852ADR $424Occ ≈ 74%5★ (92)

    AirbnbVrbo

  • Secluded 3BR Mountainview

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi

    Revenue $18,028ADR $228Occ ≈ 22%4.8★ (119)

    AirbnbBooking

  • Pine Home Cabin Stay

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi

    • A/C
    • Wifi
    • Kitchen
    • Washer
    • +3

    Revenue $4,756ADR $201Occ ≈ 6%4.8★ (121)

    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

Financing
Management

Est. revenue

$54,495

NOI

$30,995

Cash flow /mo

$2,583

Cash needed

$351,260

Cash-on-cash (all cash)

8.8%

ROE (yr 1)

11.5%

Cap rate

9.7%

DSCR

—

Year-1 write-off

$56,232

Year-1 tax shield @ 32%

$17,994

Year-1 return on equity

  • Cash flow (annual)$30,995
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,570
ROE11.5%

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)$10,899
  • Platform fees (3% of revenue)$1,635
  • Maintenance / capex (5% of revenue)$2,725
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$644
  • Insurance (STR-rated)$3,397

Cash needed to close

  • Purchase price (all cash)$319,000
  • Closing costs (4.0%)$12,760
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$17,994

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

$184,000

Short-life (5/15-yr)

$37,000 · 20%

Year-1 deduction

$56,000

Year-1 tax shield @ 32%

$18,000

Land 42% (county tax record, market value split) · building $148,000 over 39 years · new furniture $20,000

Based on: 1,492 sq ft, built 1945, 3 bd / 1 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $42,000 in year 1 (12% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$44,600

  • Kitchen cabinetsdefault

    $9,100 new × 40% good × 1.55 allocation

    $5,600

  • Kitchen countertopsdefault

    $7,400 new × 40% good × 1.55 allocation

    $4,600

  • Decorative trimdefault

    $2,600 new × 40% good × 1.55 allocation

    $1,600

  • Mirrorsdefault

    $200 new × 40% good × 1.55 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 1.55 allocation

    $700

  • Window coverings (15)default

    $3,800 new × 40% good × 1.55 allocation

    $2,300

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 40% good × 1.55 allocation

    $4,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 1.55 allocation

    $2,600

  • Appliances (range, dishwasher, refrigerator)listing

    $5,000 new × 40% good × 1.55 allocation

    $3,100

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$11,500

  • Paving: driveway & walks (paved)default

    $8,000 new × 50% good × 1.55 allocation

    $6,200

  • Landscaping (minimal)listing

    $3,900 new × 50% good × 1.55 allocation

    $3,000

  • Patiosdefault

    $1,500 new × 50% good × 1.55 allocation

    $1,100

  • Decks & porches (attached)default

    $1,500 new × 50% good × 1.55 allocation

    $1,100
Building, 39-year$147,900

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

    $161,700 new × 40% good × 1.55 allocation

    $100,200

  • Building plumbing & fixturesdefault

    $16,800 new × 40% good × 1.55 allocation

    $10,400

  • Building electrical & lightingdefault

    $16,200 new × 40% good × 1.55 allocation

    $10,000

  • HVACdefault

    $16,800 new × 40% good × 1.55 allocation

    $10,400

  • Hardwood & tile floorsdefault

    $9,600 new × 40% good × 1.55 allocation

    $5,900

  • Fireplacelisting

    $2,600 new × 40% good × 1.55 allocation

    $1,600

  • Septic systemlisting

    $12,000 new × 50% good × 1.55 allocation

    $9,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$44,600$11,500$200$56,200
2$0$0$3,800$3,800
3$0$0$3,800$3,800
4$0$0$3,800$3,800
5$0$0$3,800$3,800
6+$0$0$132,500$132,500
Total$44,600$11,500$147,900$203,900

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.