121 Orchard Blvd
Blue Ridge, GA 30513
$550,000
3 bd · 1 ba · Listed 3d ago
View on Realtor.com →Year built
1961
Sqft
—
Lot sqft
238,273
HOA / mo
None
Furnished
No
List date
2026-09-24T15:34:16.000000Z
Revenue
Annual revenue
$48,513
ADR
$279
Occupancy
48%
Cleaning fees (12 mo)
$9,965
Confidence
High (70.19), 8 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 · 0.5 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 · 0.7 mi
Revenue $50,751ADR $246Occ ≈ 57%4.9★ (327)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Steps To Main Street! HotTub-Firepit-Pet Friendly! House | 3 bd · 2 ba · sleeps 6 | $48,462 | $256 | 52% | 5★ (39) | 0.4 mi | AirbnbVrbo |
Nest on West Vacation home | 3 bd · 2 ba · sleeps 6 | $65,087 | $356 | 50% | — | 0.5 mi | Booking |
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) | 0.5 mi | Vrbo |
Downtown Beauty 1 Min Drive From Shops, Mtn, Lake House | 3 bd · 2 ba · sleeps 7 | $20,837 | $230 | 25% | 4.7★ (37) | 0.5 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 |
Downtown Walk Around House | 3 bd · 2 ba · sleeps 6 | $40,759 | $313 | 36% | 4.9★ (99) | 0.6 mi | AirbnbVrboBooking |
A Blue Ridge Mason Jar | Blue Ridge, GA Cabin | 3 bd · 2 ba · sleeps 6 | $47,846 | $332 | 39% | 4.7★ (80) | 0.6 mi | AirbnbVrbo |
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More Cabin | 3 bd · 2 ba · sleeps 6 | $50,751 | $246 | 57% | 4.9★ (327) | 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
$48,513
NOI
$23,989
Cash flow /mo
-$965
Cash needed
$179,000
Cash-on-cash
-6.5%
ROE (yr 1)
4.8%
Cap rate
4.4%
DSCR
0.67
Year-1 write-off
$79,945
Year-1 tax shield @ 32%
$25,582
Year-1 return on equity
- Cash flow (annual)-$11,576
- Principal paydown$3,599
- Appreciation at%$16,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,703
- Platform fees (3% of revenue)$1,455
- Maintenance / capex (5% of revenue)$2,426
- Utilities & supplies$4,200
- HOA$0
- Property tax$883
- Insurance (STR-rated)$5,858
Cash needed to close
- Down payment (25%)$137,500
- Closing costs (4.0%)$22,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,582
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
$279,000
Short-life (5/15-yr)
$60,000 · 21%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$26,000
Land 49% (county tax record, market value split) · building $219,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 1961, 3 bd / 1 ba, unfurnished, listing features (septic).
IRS-guide safe-harbor floor: $61,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$10,000 new × 40% good × 1.87 allocation
- $6,100
Kitchen countertopsdefault
$8,200 new × 40% good × 1.87 allocation
- $2,500
Decorative trimdefault
$3,300 new × 40% good × 1.87 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.87 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.87 allocation
- $3,600
Window coverings (19)default
$4,800 new × 40% good × 1.87 allocation
- $3,700
Carpet, vinyl & laminate (40% of floors)default
$4,900 new × 40% good × 1.87 allocation
- $5,800
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 1.87 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 1.87 allocation
- $6,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.87 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,500
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 1.87 allocation
- $8,100
Landscaping (typical)default
$8,700 new × 50% good × 1.87 allocation
- $1,800
Patiosdefault
$1,900 new × 50% good × 1.87 allocation
- $1,800
Decks & porches (attached)default
$1,900 new × 50% good × 1.87 allocation
- $154,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,300 new × 40% good × 1.87 allocation
- $16,000
Building plumbing & fixturesdefault
$21,400 new × 40% good × 1.87 allocation
- $16,000
Building electrical & lightingdefault
$21,400 new × 40% good × 1.87 allocation
- $16,000
HVACdefault
$21,400 new × 40% good × 1.87 allocation
- $5,500
Hardwood & tile floorsdefault
$7,300 new × 40% good × 1.87 allocation
- $11,200
Septic systemlisting
$12,000 new × 50% good × 1.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,100 | $20,100 | $700 | $79,900 |
| 2 | $0 | $0 | $5,600 | $5,600 |
| 3 | $0 | $0 | $5,600 | $5,600 |
| 4 | $0 | $0 | $5,600 | $5,600 |
| 5 | $0 | $0 | $5,600 | $5,600 |
| 6+ | $0 | $0 | $195,900 | $195,900 |
| Total | $59,100 | $20,100 | $219,100 | $298,300 |
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.