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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

2850 Appalachian Hwy

2850 Appalachian Hwy

Blue Ridge, GA 30513

$649,777

4 bd · 4.5 ba · 5,021 sqft · Listed today

View on Realtor.com →
Negative cash flow

Year built

1971

Sqft

5,021

Lot sqft

99,317

HOA / mo

None

Furnished

No

List date

2026-10-12T00:05:01.000000Z

Revenue

Annual revenue

$77,026

ADR

$498

Occupancy

42%

Cleaning fees (12 mo)

$10,342

Confidence

Low (46.91), 9 comps

Comp revenue range (p25 / median / p75)

$35,256$81,404$92,987

Median revenue of shown comps: $81,404

  • A Cut Above | Luxury Cabin Rental in Blue Ridge, G

    House · 4 bd · 4 ba · sleeps 10 · 0.5 mi

    Revenue $81,404ADR $545Occ ≈ 41%4.9★ (63)

    Airbnb

  • MTN Views|2 Outdoor Fireplace|Hot Tub|5 min to DT

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.5 mi

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

    Revenue $30,149ADR $469Occ ≈ 18%5★ (15)

    AirbnbVrbo

  • A Touch of Whimsy

    Vacation home · 4 bd · 4 ba · sleeps 10 · 0.6 mi

    Revenue $79,956ADR $444Occ ≈ 49%—

    Booking

  • A Touch of Whimsy - Close to Town, Full of Fun

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $92,987ADR $566Occ ≈ 45%4.8★ (9)

    AirbnbVrbo

  • Piney Cove - Waterfront on Lake Blue Ridge | Private Dock | Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.8 mi

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

    Revenue $139,939ADR $1,164Occ ≈ 33%4.9★ (13)

    Vrbo

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
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$77,026

NOI

$43,102

Cash flow /mo

-$35

Cash needed

$211,435

Cash-on-cash

-0.2%

ROE (yr 1)

10.9%

Cap rate

6.6%

DSCR

0.99

Year-1 write-off

$109,905

Year-1 tax shield @ 32%

$35,170

Year-1 return on equity

  • Cash flow (annual)-$422
  • Principal paydown$3,951
  • Appreciation at%$19,493
ROE10.9%

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)$15,405
  • Platform fees (3% of revenue)$2,311
  • Maintenance / capex (5% of revenue)$3,851
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,237
  • Insurance (STR-rated)$6,920

Cash needed to close

  • Down payment (25%)$162,444
  • Closing costs (4.0%)$25,991
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$35,170

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

$522,000

Short-life (5/15-yr)

$86,000 · 17%

Year-1 deduction

$110,000

Year-1 tax shield @ 32%

$35,000

Land 20% (county tax record, market value split) · building $435,000 over 39 years · new furniture $23,000

Based on: 5,021 sq ft, built 1971, 4 bd / 4.5 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $83,000 in year 1 (11% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,700

  • Kitchen cabinetsdefault

    $16,800 new × 40% good × 1.41 allocation

    $9,500

  • Kitchen countertopsdefault

    $13,700 new × 40% good × 1.41 allocation

    $7,800

  • Decorative trimdefault

    $8,800 new × 40% good × 1.41 allocation

    $5,000

  • Mirrorsdefault

    $600 new × 40% good × 1.41 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.41 allocation

    $800

  • Window coverings (50)default

    $12,500 new × 40% good × 1.41 allocation

    $7,100

  • Kitchen & laundry equipment plumbingdefault

    $13,100 new × 40% good × 1.41 allocation

    $7,400

  • Kitchen, laundry & data equipment electricaldefault

    $7,900 new × 40% good × 1.41 allocation

    $4,500

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.41 allocation

    $4,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$39,800

  • Paving: driveway & walks (paved)listing

    $14,700 new × 50% good × 1.41 allocation

    $10,400

  • Landscaping (typical)default

    $14,100 new × 50% good × 1.41 allocation

    $10,000

  • Patioslisting

    $22,600 new × 50% good × 1.41 allocation

    $15,900

  • Decks & porches (attached)default

    $5,000 new × 50% good × 1.41 allocation

    $3,500
Building, 39-year$435,100

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

    $546,500 new × 40% good × 1.41 allocation

    $308,600

  • Building plumbing & fixturesdefault

    $56,700 new × 40% good × 1.41 allocation

    $32,000

  • Building electrical & lightingdefault

    $60,900 new × 40% good × 1.41 allocation

    $34,400

  • HVACdefault

    $56,600 new × 40% good × 1.41 allocation

    $31,900

  • Hardwood & tile floorsdefault

    $32,300 new × 40% good × 1.41 allocation

    $18,200

  • Fireplacelisting

    $2,600 new × 40% good × 1.41 allocation

    $1,500

  • Septic systemlisting

    $12,000 new × 50% good × 1.41 allocation

    $8,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$69,700$39,800$500$109,900
2$0$0$11,200$11,200
3$0$0$11,200$11,200
4$0$0$11,200$11,200
5$0$0$11,200$11,200
6+$0$0$390,100$390,100
Total$69,700$39,800$435,100$544,600

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.