31 The Kings Ct
Cherry Log, GA 30522
$629,000
4 bd · 3 ba · 1,820 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
1,820
Lot sqft
89,298
HOA / mo
None
Furnished
Yes
List date
2026-09-30T20:34:59.000000Z
Revenue
Annual revenue
$51,768
ADR
$338
Occupancy
42%
Cleaning fees (12 mo)
$11,194
Confidence
Med (53.06), 16 comps
Comp revenue range (p25 / median / p75)
Rustic 4BR Designer Cabin | Hot Tub • Views • Fire
Cabin · 4 bd · 3.5 ba · sleeps 16 · 505 ft
Revenue $69,793ADR $353Occ ≈ 54%5★ (122)
Blue Ridge Treehouse Escape Views Hot Tub
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $25,224ADR $600Occ ≈ 12%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Rustic 4BR Designer Cabin | Hot Tub • Views • Fire Cabin | 4 bd · 3.5 ba · sleeps 16 | $69,793 | $353 | 54% | 5★ (122) | 505 ft | Airbnb |
Five Bears! Cabin | 4 bd · 3 ba · sleeps 8 | $58,338 | $249 | 64% | 4.8★ (118) | 0.1 mi | AirbnbVrbo |
Higher Ground Cabin | 4 bd · 3 ba · sleeps 10 | $24,620 | $358 | 19% | 4.8★ (4) | 0.1 mi | AirbnbVrbo |
Waterfront² | Hot Tub, Fire Pit & Game Room Cabin | 4 bd · 3.5 ba · sleeps 9 | $58,114 | $311 | 51% | 4.9★ (94) | 0.4 mi | AirbnbVrbo |
Highlands Hideaway Cabin | 4 bd · 3 ba · sleeps 8 | $52,039 | $317 | 45% | — | 0.5 mi | AirbnbVrbo |
Elevated Escape - Minutes to Downtown Blue Ridge Cabin | 4 bd · 4 ba · sleeps 8 | $55,454 | $531 | 29% | 3.5★ (2) | 0.5 mi | AirbnbVrboBooking |
Dream Catcher Cabin: Treehouse, Hot Tub, Mtn Views Cabin | 4 bd · 3 ba · sleeps 12 | $5,203 | $520 | 3% | 4.8★ (36) | 0.5 mi | AirbnbVrbo |
4 BR home with balcony views and outdoor patio Cabin | 4 bd · 3 ba · sleeps 8 | $38,830 | $442 | 24% | 4.2★ (4) | 0.6 mi | AirbnbVrboBooking |
Family-Friendly, TreeHouse, HotTub, FirePit, Games Cabin | 4 bd · 3 ba · sleeps 10 | $39,677 | $340 | 32% | 5★ (5) | 0.6 mi | AirbnbVrbo |
Blue Ridge Treehouse Escape Views Hot Tub Vacation home | 4 bd · 3 ba · sleeps 10 | $25,224 | $600 | 12% | — | 0.6 mi | Booking |
Show all 16 comps
Morning Glory - Cherry Log, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Challenge Friends in the Lower Level Game
Vacation home · 4 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $82,196ADR $618Occ ≈ 36%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Bear Cabin | Views + Hot Tub + Sports Court House | 4 bd · 3 ba · sleeps 10 | $14,190 | $379 | 10% | 5★ (5) | 0.6 mi | AirbnbVrbo |
Luxury 4BR Cabin | Hot Tub, Game Room, Mtn Views House | 4 bd · 3.5 ba · sleeps 8 | $75,006 | $398 | 52% | 5★ (56) | 0.7 mi | AirbnbVrbo |
DayDream Lodge! Where Mountain Magic Meets Luxury House | 4 bd · 3.5 ba · sleeps 13 | $57,248 | $547 | 29% | 5★ (78) | 0.7 mi | AirbnbVrbo |
The Secret of Blue Ridge, SHHHH don't tell anyone! Cabin | 4 bd · 3 ba · sleeps 9 | $52,809 | $368 | 39% | 4.8★ (126) | 0.7 mi | AirbnbVrboBooking |
Morning Glory - Cherry Log, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Challenge Friends in the Lower Level Game Vacation home | 4 bd · 4 ba · sleeps 12 | $82,196 | $618 | 36% | — | 0.7 mi | Booking |
Morning Glory - Mtn View Cabin w/Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 12 | $33,784 | $489 | 19% | 5★ (2) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$51,768
NOI
$24,985
Cash flow /mo
-$1,307
Cash needed
$182,410
Cash-on-cash
-8.6%
ROE (yr 1)
4.0%
Cap rate
4.0%
DSCR
0.61
Year-1 write-off
$144,061
Year-1 tax shield @ 32%
$46,100
Year-1 return on equity
- Cash flow (annual)-$15,688
- Principal paydown$4,116
- Appreciation at%$18,870
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)$10,354
- Platform fees (3% of revenue)$1,553
- Maintenance / capex (5% of revenue)$2,588
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,389
- Insurance (STR-rated)$6,699
Cash needed to close
- Down payment (25%)$157,250
- Closing costs (4.0%)$25,160
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,100
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
$603,000
Short-life (5/15-yr)
$143,000 · 24%
Year-1 deduction
$144,000
Year-1 tax shield @ 32%
$46,000
Land 4% (county tax record, market value split) · building $460,000 over 39 years
Based on: 1,820 sq ft, built 2000, 4 bd / 3 ba, furnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (14% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,800
Kitchen cabinetsdefault
$9,800 new × 40% good × 3.02 allocation
- $9,700
Kitchen countertopsdefault
$8,000 new × 40% good × 3.02 allocation
- $3,900
Decorative trimdefault
$3,200 new × 40% good × 3.02 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 3.02 allocation
- $1,800
Shelvingdefault
$1,500 new × 40% good × 3.02 allocation
- $5,400
Window coverings (18)default
$4,500 new × 40% good × 3.02 allocation
- $11,100
Kitchen & laundry equipment plumbingdefault
$7,600 new × 48% good × 3.02 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 48% good × 3.02 allocation
- $9,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.02 allocation
- $10,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.02 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $13,400
Paving: driveway & walks (paved)default
$8,800 new × 50% good × 3.02 allocation
- $12,900
Landscaping (typical)default
$8,500 new × 50% good × 3.02 allocation
- $2,700
Patiosdefault
$1,800 new × 50% good × 3.02 allocation
- $30,900
Decks & porches (attached)listing
$20,500 new × 50% good × 3.02 allocation
- $337,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$196,900 new × 57% good × 3.02 allocation
- $29,700
Building plumbing & fixturesdefault
$20,500 new × 48% good × 3.02 allocation
- $29,500
Building electrical & lightingdefault
$20,300 new × 48% good × 3.02 allocation
- $24,800
HVACdefault
$20,500 new × 40% good × 3.02 allocation
- $14,200
Hardwood & tile floorsdefault
$11,700 new × 40% good × 3.02 allocation
- $6,400
Fireplaces (2)listing
$5,300 new × 40% good × 3.02 allocation
- $18,100
Septic systemlisting
$12,000 new × 50% good × 3.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,700 | $59,900 | $1,500 | $144,100 |
| 2 | $0 | $0 | $11,800 | $11,800 |
| 3 | $0 | $0 | $11,800 | $11,800 |
| 4 | $0 | $0 | $11,800 | $11,800 |
| 5 | $0 | $0 | $11,800 | $11,800 |
| 6+ | $0 | $0 | $411,300 | $411,300 |
| Total | $82,700 | $59,900 | $460,000 | $602,600 |
The building's share of the price ($591,000) is 3.0x our depreciated replacement cost of the home ($195,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.