Year built
1932
Sqft
—
Lot sqft
13,504
HOA / mo
None
Furnished
No
List date
2026-10-05T11:45:19.000000Z
Revenue
Annual revenue
$55,122
ADR
$263
Occupancy
57%
Cleaning fees (12 mo)
$10,607
Confidence
Med (55.03), 24 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $54,920
Downtown Digs - pet friendly 2/2 in downtown BR
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $37,679ADR $262Occ ≈ 39%5★ (29)
Martini Mountain Downtown Loft
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $12,917ADR $269Occ ≈ 13%5★ (8)
Top floor condo overlooking historic Downtown Blue Ridge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $53,522ADR $349Occ ≈ 42%5★ (158)
Martini Mountain Downtown Loft
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $11,915ADR $363Occ ≈ 9%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Runner's Roost|Hot Tub|Pool Table|Dogs Welcome Cabin | 2 bd · 2 ba · sleeps 6 | $55,609 | $242 | 63% | 5★ (217) | 0.1 mi | AirbnbVrboBooking |
Downtown Digs - pet friendly 2/2 in downtown BR House | 2 bd · 2 ba · sleeps 4 | $37,679 | $262 | 39% | 5★ (29) | 0.2 mi | Airbnb |
Martini Mountain Downtown Loft Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $12,917 | $269 | 13% | 5★ (8) | 0.2 mi | Airbnb |
Lovely Brick Cottage in Downtown Blue Ridge Vacation home | 2 bd · 1 ba · sleeps 4 | $41,314 | $236 | 48% | 5★ (186) | 0.3 mi | AirbnbVrbo |
Middle of Main Street LOFT Downtown Blue Ridge Cottage | 2 bd · 2 ba · sleeps 4 | $30,543 | $238 | 35% | 5★ (38) | 0.3 mi | AirbnbVrbo |
Luxe Loft in DT BlueRidge Near Shops w/ EV Charger Loft | 2 bd · 2 ba · sleeps 4 | $77,660 | $370 | 58% | 5★ (253) | 0.3 mi | AirbnbVrboBooking |
Perch 2- DT Blue Ridge, Walk 2 Shops & Restaurants Condominium (condo) | 2 bd · 2 ba · sleeps 5 | $62,330 | $370 | 46% | 4.8★ (30) | 0.3 mi | AirbnbVrboBooking |
Perch 3- DT Blue Ridge Condo, King Beds, Balcony Condominium (condo) | 2 bd · 2 ba · sleeps 5 | $56,644 | $370 | 42% | 4.7★ (32) | 0.3 mi | AirbnbVrboBooking |
Top floor condo overlooking historic Downtown Blue Ridge! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $53,522 | $349 | 42% | 5★ (158) | 0.3 mi | Vrbo |
Martini Mountain Downtown Loft Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $11,915 | $363 | 9% | 5★ (1) | 0.3 mi | Vrbo |
Show 14 more
SHOP, DINE, UNWIND…All from a Downtown Penthouse!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $41,915ADR $336Occ ≈ 34%5★ (88)
DTBR - Summer Fun! Two King Beds, Dine, Shop!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $69,032ADR $266Occ ≈ 71%5★ (372)
Treehouse Sauna + Hot Tub | Mountain Views
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $81,457ADR $303Occ ≈ 74%5★ (106)
Blue Owl Cottage
Guest house · 2 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $532ADR $266Occ ≈ 1%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
SHOP, DINE, UNWIND…All from a Downtown Penthouse! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $41,915 | $336 | 34% | 5★ (88) | 0.3 mi | Vrbo |
Heart of Downtown| Lux Condo| Walk to Everything | Apartment | 2 bd · 2 ba · sleeps 4 | $65,967 | $295 | 61% | 5★ (177) | 0.3 mi | AirbnbVrboBooking |
Beautiful Condo in Downtown Blue Ridge! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $58,751 | $258 | 62% | 5★ (349) | 0.3 mi | AirbnbVrbo |
DTBR - Summer Fun! Two King Beds, Dine, Shop! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $69,032 | $266 | 71% | 5★ (372) | 0.3 mi | Airbnb |
Modern Rustic Loft Suite in Downtown Blue Ridge Loft | 2 bd · 2 ba · sleeps 6 | $61,069 | $215 | 78% | 5★ (245) | 0.3 mi | AirbnbVrboBooking |
Postcard Perfect Downtown- Walk 2 Shops & Dining! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $54,230 | $308 | 48% | 4.9★ (20) | 0.3 mi | AirbnbVrboBooking |
Charming 2BR Cottage in Downtown Blue Ridge Cottage | 2 bd · 2 ba · sleeps 4 | $32,942 | $250 | 36% | 5★ (152) | 0.4 mi | AirbnbVrbo |
Treehouse Sauna + Hot Tub | Mountain Views House | 2 bd · 2 ba · sleeps 6 | $81,457 | $303 | 74% | 5★ (106) | 0.4 mi | Airbnb |
Walk to Downtown Blue Ridge | Dog OK + Bungalow Tiny house | 2 bd · 1 ba · sleeps 4 | $65,350 | $269 | 67% | 5★ (314) | 0.4 mi | AirbnbVrboBooking |
Walk to Shops | Luxury cottage | Firepit & Bikes House | 2 bd · 1 ba · sleeps 4 | $60,407 | $232 | 71% | 4.9★ (283) | 0.5 mi | AirbnbVrbo |
Blue Owl Cottage Guest house | 2 bd · 1 ba · sleeps 6 | $532 | $266 | 1% | 5★ (1) | 0.6 mi | Airbnb |
Mountaintop Blue Ridge Cabin: 2 Mi to Downtown Cabin | 2 bd · 2 ba · sleeps 4 | $18,089 | $246 | 20% | 4.8★ (17) | 0.6 mi | AirbnbVrboBooking |
Luxury Cabin in Blue Ridge | Sauna, Hot Tub, Gym Cabin | 2 bd · 2 ba · sleeps 5 | $35,724 | $287 | 34% | 5★ (29) | 0.6 mi | AirbnbVrbo |
Tree Top Hideaway - Private with Games + Firepit! Cabin | 2 bd · 2 ba · sleeps 6 | $56,006 | $223 | 69% | 5★ (1) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$55,122
NOI
$32,232
Cash flow /mo
$1,279
Cash needed
$89,950
Cash-on-cash
17.1%
ROE (yr 1)
27.3%
Cap rate
12.6%
DSCR
1.91
Year-1 write-off
$51,181
Year-1 tax shield @ 32%
$16,378
Year-1 return on equity
- Cash flow (annual)$15,344
- Principal paydown$1,588
- Appreciation at%$7,650
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)$11,024
- Platform fees (3% of revenue)$1,654
- Maintenance / capex (5% of revenue)$2,756
- Utilities & supplies$4,200
- HOA$0
- Property tax$540
- Insurance (STR-rated)$2,716
Cash needed to close
- Down payment (25%)$63,750
- Closing costs (4.0%)$10,200
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$16,378
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
$152,000
Short-life (5/15-yr)
$35,000 · 23%
Year-1 deduction
$51,000
Year-1 tax shield @ 32%
$16,000
Land 40% (county tax record, market value split) · building $117,000 over 39 years · new furniture $16,000
Based on: ~1,400 sq ft (from beds), built 1932, 2 bd / 1 ba, unfurnished, listing features (flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $40,000 in year 1 (16% short-life, $13,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,700
Kitchen cabinetsdefault
$8,900 new × 40% good × 1.33 allocation
- $3,900
Kitchen countertopsdefault
$7,300 new × 40% good × 1.33 allocation
- $1,300
Decorative trimdefault
$2,500 new × 40% good × 1.33 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.33 allocation
- $500
Shelvingdefault
$900 new × 40% good × 1.33 allocation
- $1,900
Window coverings (14)default
$3,500 new × 40% good × 1.33 allocation
- $1,600
Carpet, vinyl & laminate (33% of floors)listing
$3,000 new × 40% good × 1.33 allocation
- $3,700
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 1.33 allocation
- $2,200
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 1.33 allocation
- $3,200
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 1.33 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $5,200
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 1.33 allocation
- $5,000
Landscaping (typical)default
$7,500 new × 50% good × 1.33 allocation
- $900
Patiosdefault
$1,400 new × 50% good × 1.33 allocation
- $900
Decks & porches (attached)default
$1,400 new × 50% good × 1.33 allocation
- $81,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 40% good × 1.33 allocation
- $8,400
Building plumbing & fixturesdefault
$15,700 new × 40% good × 1.33 allocation
- $8,000
Building electrical & lightingdefault
$15,000 new × 40% good × 1.33 allocation
- $8,400
HVACdefault
$15,800 new × 40% good × 1.33 allocation
- $3,200
Hardwood & tile floorsdefault
$6,000 new × 40% good × 1.33 allocation
- $8,000
Septic systemlisting
$12,000 new × 50% good × 1.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $39,100 | $12,000 | $100 | $51,200 |
| 2 | $0 | $0 | $3,000 | $3,000 |
| 3 | $0 | $0 | $3,000 | $3,000 |
| 4 | $0 | $0 | $3,000 | $3,000 |
| 5 | $0 | $0 | $3,000 | $3,000 |
| 6+ | $0 | $0 | $105,000 | $105,000 |
| Total | $39,100 | $12,000 | $117,100 | $168,200 |
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.