388 Jones St Unit 18-25
Blue Ridge, GA 30513
$998,900
3 bd · 2 ba · 1,954 sqft · Listed 27d ago
View on Realtor.com →Year built
1967
Sqft
1,954
Lot sqft
118,048
HOA / mo
$0
Furnished
No
List date
2026-08-31T17:23:27.000000Z
Revenue
Annual revenue
$48,531
ADR
$272
Occupancy
49%
Cleaning fees (12 mo)
$8,210
Confidence
Med (52.68), 26 comps
Comp revenue range (p25 / median / p75)
Downtown in this cozy pet and family friendly mid century cottage
House · 3 bd · 1 ba · sleeps 5 · 0.4 mi
Revenue $43,555ADR $146Occ ≈ 82%4.8★ (257)
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $50,751ADR $246Occ ≈ 57%4.9★ (327)
Chestnut Ridge - Mountaintop Luxury Living
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $108,451ADR $425Occ ≈ 70%1.5★ (1)
Luxury Blue Ridge cabin with long-range views & Peloton Bike!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $35,542ADR $523Occ ≈ 19%5★ (97)
Luxury Cabin, Breathtaking View located in the Aska Adventure area.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $29,093ADR $350Occ ≈ 23%5★ (48)
*Specials•View•Dog Friendly•Heaven in the Mountain
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.4 mi
Revenue $32,684ADR $186Occ ≈ 48%4.9★ (250)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2 Master Suites w/view, Spa, Arcade, 5 min to town Cabin | 3 bd · 2.5 ba · sleeps 9 | $51,150 | $349 | 40% | 5★ (101) | 0.3 mi | AirbnbVrbo |
Bright & Spacious 3BR Cottage Downtown Blue Ridge House | 3 bd · 2.5 ba · sleeps 8 | $30,051 | $245 | 34% | 5★ (28) | 0.4 mi | AirbnbVrbo |
Downtown in this cozy pet and family friendly mid century cottage House | 3 bd · 1 ba · sleeps 5 | $43,555 | $146 | 82% | 4.8★ (257) | 0.4 mi | Vrbo |
Downtown Walk Around House | 3 bd · 2 ba · sleeps 6 | $40,759 | $313 | 36% | 4.9★ (99) | 0.4 mi | AirbnbVrboBooking |
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More Cabin | 3 bd · 2 ba · sleeps 6 | $50,751 | $246 | 57% | 4.9★ (327) | 0.4 mi | Vrbo |
Chestnut Ridge - Mountaintop Luxury Living Vacation home | 3 bd · 3 ba · sleeps 8 | $108,451 | $425 | 70% | 1.5★ (1) | 0.4 mi | Booking |
Luxury Blue Ridge cabin with long-range views & Peloton Bike! Cabin | 3 bd · 3 ba · sleeps 8 | $35,542 | $523 | 19% | 5★ (97) | 0.4 mi | Vrbo |
Luxury Cabin, Breathtaking View located in the Aska Adventure area. Cabin | 3 bd · 3 ba · sleeps 6 | $29,093 | $350 | 23% | 5★ (48) | 0.4 mi | Vrbo |
Castle Ridge- Hot Tub, Panoramic Views, Firepit Cabin | 3 bd · 3 ba · sleeps 8 | $31,161 | $455 | 19% | 4.7★ (14) | 0.4 mi | AirbnbVrboBooking |
*Specials•View•Dog Friendly•Heaven in the Mountain Cabin | 3 bd · 2.5 ba · sleeps 6 | $32,684 | $186 | 48% | 4.9★ (250) | 0.4 mi | Airbnb |
Show all 26 comps
Tree Top Hideaway - Private with Games Firepit More
Villa · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $3,742ADR $118Occ ≈ 9%5★ (2)
Summer SALE:6 mins Downtown•Hot Tub•Arcade•FirePit
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $36,438ADR $241Occ ≈ 41%5★ (183)
Secluded Cabin w/Hot Tub, Fireplace, Firepit, Grill, Hiking & King Bed
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $53,405ADR $279Occ ≈ 52%4.9★ (38)
3 Bed, 3 Bath Cabin w/ Hot Tub, 180 degree Views & 5 mins to downtown Blue Ridge
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $18,118ADR $551Occ ≈ 9%5★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Tree Top Hideaway - Private with Games Firepit More Villa | 3 bd · 2 ba · sleeps 6 | $3,742 | $118 | 9% | 5★ (2) | 0.4 mi | Booking |
Views • Hot Tub • Fenced Yard • Near Town Cabin | 3 bd · 3 ba · sleeps 10 | $31,270 | $386 | 22% | 5★ (14) | 0.4 mi | AirbnbVrboBooking |
Summer SALE:6 mins Downtown•Hot Tub•Arcade•FirePit Cabin | 3 bd · 2 ba · sleeps 8 | $36,438 | $241 | 41% | 5★ (183) | 0.5 mi | Airbnb |
Steps To Main Street! HotTub-Firepit-Pet Friendly! House | 3 bd · 2 ba · sleeps 6 | $48,462 | $256 | 52% | 5★ (39) | 0.5 mi | AirbnbVrbo |
A Blue Ridge Mason Jar | Blue Ridge, GA Cabin | 3 bd · 2 ba · sleeps 6 | $47,846 | $332 | 39% | 4.7★ (80) | 0.5 mi | AirbnbVrbo |
Blue Ridge Cottage - Downtown House | 3 bd · 3 ba · sleeps 8 | $73,139 | $427 | 47% | 4.8★ (46) | 0.5 mi | AirbnbVrboBooking |
Main & Main - Downtown Blue Ridge Condominium (condo) | 3 bd · 3 ba · sleeps 6 | $80,709 | $449 | 49% | 4.8★ (53) | 0.5 mi | AirbnbVrboBooking |
The Clock Tower Loft | On Main Street Blue Ridge Apartment | 3 bd · 2.5 ba · sleeps 6 | $16,386 | $521 | 9% | 4.8★ (20) | 0.5 mi | AirbnbVrboBooking |
Nest on West Vacation home | 3 bd · 2 ba · sleeps 6 | $65,087 | $356 | 50% | — | 0.6 mi | Booking |
TreeTops- Pets OK, Master on Main, ~5 min to TOWN! Cabin | 3 bd · 2.5 ba · sleeps 8 | $50,169 | $365 | 38% | 4.8★ (34) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge - In town well appointed home House | 3 bd · 3 ba · sleeps 6 | $62,685 | $242 | 71% | 4.9★ (217) | 0.6 mi | AirbnbVrbo |
Nest on West- Downtown BR Condo, Walk to Shops Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $65,791 | $408 | 44% | 5★ (41) | 0.6 mi | AirbnbVrbo |
Secluded Cabin w/Hot Tub, Fireplace, Firepit, Grill, Hiking & King Bed Cabin | 3 bd · 2 ba · sleeps 8 | $53,405 | $279 | 52% | 4.9★ (38) | 0.6 mi | Vrbo |
Blackberry Lodge- Pet Friendly, Firepit, Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 6 | $74,100 | $339 | 60% | 5★ (60) | 0.7 mi | AirbnbVrboBooking |
High Country Hideaway- Fireplace, Hot Tub, Pets! Cabin | 3 bd · 2.5 ba · sleeps 10 | $60,055 | $347 | 47% | 4.9★ (39) | 0.7 mi | AirbnbVrboBooking |
3 Bed, 3 Bath Cabin w/ Hot Tub, 180 degree Views & 5 mins to downtown Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $18,118 | $551 | 9% | 5★ (7) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$48,531
NOI
$19,651
Cash flow /mo
-$3,745
Cash needed
$309,181
Cash-on-cash
-14.5%
ROE (yr 1)
-2.7%
Cap rate
2.0%
DSCR
0.30
Year-1 write-off
$31,026
Year-1 tax shield @ 32%
$9,928
Year-1 return on equity
- Cash flow (annual)-$44,942
- Principal paydown$6,537
- Appreciation at%$29,967
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,706
- Platform fees (3% of revenue)$1,456
- Maintenance / capex (5% of revenue)$2,427
- Utilities & supplies$4,200
- HOA$0
- Property tax$453
- Insurance (STR-rated)$10,638
Cash needed to close
- Down payment (25%)$249,725
- Closing costs (4.0%)$39,956
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$9,928
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
$40,000
Short-life (5/15-yr)
$11,000 · 28%
Year-1 deduction
$31,000
Year-1 tax shield @ 32%
$10,000
Land 96% (county tax record, market value split) · building $29,000 over 39 years · new furniture $20,000
Based on: 1,954 sq ft, built 1967, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $26,000 in year 1 (16% short-life, $8,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $1,000
Kitchen cabinetsdefault
$10,100 new × 40% good × 0.25 allocation
- $800
Kitchen countertopsdefault
$8,300 new × 40% good × 0.25 allocation
- $300
Decorative trimdefault
$3,400 new × 40% good × 0.25 allocation
- $0
Mirrorsdefault
$300 new × 40% good × 0.25 allocation
- $100
Shelvingdefault
$1,200 new × 40% good × 0.25 allocation
- $500
Window coverings (20)default
$5,000 new × 40% good × 0.25 allocation
- $1,300
Carpet, vinyl & laminate (100% of floors)listing
$12,600 new × 40% good × 0.25 allocation
- $800
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 0.25 allocation
- $500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 0.25 allocation
- $600
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 0.25 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $1,200
Paving: driveway & walks (paved)default
$9,200 new × 50% good × 0.25 allocation
- $1,100
Landscaping (typical)default
$8,800 new × 50% good × 0.25 allocation
- $200
Patiosdefault
$1,900 new × 50% good × 0.25 allocation
- $2,800
Decks & porches (attached)listing
$22,000 new × 50% good × 0.25 allocation
- $21,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$212,000 new × 40% good × 0.25 allocation
- $2,200
Building plumbing & fixturesdefault
$22,000 new × 40% good × 0.25 allocation
- $2,200
Building electrical & lightingdefault
$22,000 new × 40% good × 0.25 allocation
- $2,200
HVACdefault
$22,000 new × 40% good × 0.25 allocation
- $300
Fireplacelisting
$2,600 new × 40% good × 0.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $25,500 | $5,300 | $200 | $31,000 |
| 2 | $0 | $0 | $700 | $700 |
| 3 | $0 | $0 | $700 | $700 |
| 4 | $0 | $0 | $700 | $700 |
| 5 | $0 | $0 | $700 | $700 |
| 6+ | $0 | $0 | $25,500 | $25,500 |
| Total | $25,500 | $5,300 | $28,600 | $59,500 |
The building's share of the price ($40,000) is well below our depreciated replacement cost of the home ($157,000). The land share may be overstated, or the home may need work.
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: Georgia disallows 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.