11 Indian Frst
Blue Ridge, GA 30513
$349,900
3 bd · 1 ba · 1,152 sqft · Listed 30d ago
View on Realtor.com →Year built
1986
Sqft
1,152
Lot sqft
52,272
HOA / mo
$0
Furnished
No
List date
2026-08-28T23:19:48.000000Z
Revenue
Annual revenue
$29,887
ADR
$268
Occupancy
31%
Cleaning fees (12 mo)
$6,007
Confidence
Med (64.46), 10 comps
Comp revenue range (p25 / median / p75)
1.5 mi to Dtwn, romantic, secluded yet centrally located, Hot tub,🔥pit,fireplace
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $37,187ADR $212Occ ≈ 48%4.9★ (10)
INOLA, Peacock Cottage Historic Blue Ridge Getaway
House · 2 bd · 1 ba · sleeps 14 · 0.1 mi
Revenue $39,743ADR $366Occ ≈ 30%5★ (1)
INOLA Blue Ridge Colonial Retreat, Vintner Cottage
House · 3 bd · 1.5 ba · sleeps 6 · 0.1 mi
Revenue $23,134ADR $376Occ ≈ 17%4.7★ (22)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Entire Home at INOLA Blue Ridge, 40 acres & lake House | 3 bd · 1.5 ba · sleeps 8 | $38,795 | $577 | 18% | 4.9★ (10) | 0.1 mi | AirbnbVrbo |
1.5 mi to Dtwn, romantic, secluded yet centrally located, Hot tub,🔥pit,fireplace Cabin | 2 bd · 1 ba · sleeps 4 | $37,187 | $212 | 48% | 4.9★ (10) | 0.1 mi | Vrbo |
INOLA, Peacock Cottage Historic Blue Ridge Getaway House | 2 bd · 1 ba · sleeps 14 | $39,743 | $366 | 30% | 5★ (1) | 0.1 mi | Vrbo |
INOLA Blue Ridge Colonial Retreat, Vintner Cottage House | 3 bd · 1.5 ba · sleeps 6 | $23,134 | $376 | 17% | 4.7★ (22) | 0.1 mi | Airbnb |
Nanny's Nest: 1 Mi from Downtown House | 3 bd · 2 ba · sleeps 6 | $36,311 | $228 | 44% | 5★ (7) | 0.2 mi | AirbnbVrbo |
INOLA, Peacock Cottage Historic Blue Ridge Getaway Cottage | 2 bd · 1 ba · sleeps 6 | $19,054 | $269 | 19% | 4.7★ (31) | 0.2 mi | AirbnbVrbo |
Cozy 2BR 2BA cabin minutes to DT shops and hiking Cabin | 2 bd · 2 ba · sleeps 4 | $26,072 | $174 | 41% | 4.8★ (55) | 0.3 mi | AirbnbVrbo |
Trails End - Minutes from Attractions & Shopping House | 2 bd · 2 ba · sleeps 6 | $23,648 | $261 | 25% | 3.9★ (6) | 0.4 mi | AirbnbVrboBooking |
Time Out Blue Ridge - Hot tub Cabin | 2 bd · 2 ba · sleeps 4 | $11,210 | $258 | 12% | 4.6★ (10) | 0.7 mi | AirbnbVrbo |
Downtown Beauty 1 Min Drive From Shops, Mtn, Lake House | 3 bd · 2 ba · sleeps 7 | $20,837 | $230 | 25% | 4.7★ (37) | 0.8 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
Est. revenue
$29,887
NOI
$10,933
Cash flow /mo
$911
Cash needed
$383,396
Cash-on-cash (all cash)
2.9%
ROE (yr 1)
5.6%
Cap rate
3.1%
DSCR
—
Year-1 write-off
$92,173
Year-1 tax shield @ 32%
$29,495
Year-1 return on equity
- Cash flow (annual)$10,933
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,977
- Platform fees (3% of revenue)$897
- Maintenance / capex (5% of revenue)$1,494
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,659
- Insurance (STR-rated)$3,726
Cash needed to close
- Purchase price (all cash)$349,900
- Closing costs (4.0%)$13,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,495
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$297,000
Short-life (5/15-yr)
$71,000 · 24%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$29,000
Land 15% (market default, no usable tax-record split) · building $226,000 over 39 years · new furniture $20,000
Based on: 1,152 sq ft, built 1986, 3 bd / 1 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $68,000 in year 1 (16% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$8,300 new × 40% good × 3.06 allocation
- $8,300
Kitchen countertopsdefault
$6,800 new × 40% good × 3.06 allocation
- $2,500
Decorative trimdefault
$2,000 new × 40% good × 3.06 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.06 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.06 allocation
- $3,700
Window coverings (12)default
$3,000 new × 40% good × 3.06 allocation
- $3,000
Carpet, vinyl & laminate (33% of floors)listing
$2,500 new × 40% good × 3.06 allocation
- $7,900
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 3.06 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.06 allocation
- $4,900
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 3.06 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 3.06 allocation
- $10,300
Landscaping (typical)default
$6,800 new × 50% good × 3.06 allocation
- $1,700
Patiosdefault
$1,100 new × 50% good × 3.06 allocation
- $1,700
Decks & porches (attached)default
$1,100 new × 50% good × 3.06 allocation
- $152,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$124,500 new × 40% good × 3.06 allocation
- $15,800
Building plumbing & fixturesdefault
$12,900 new × 40% good × 3.06 allocation
- $14,500
Building electrical & lightingdefault
$11,900 new × 40% good × 3.06 allocation
- $15,900
HVACdefault
$13,000 new × 40% good × 3.06 allocation
- $6,000
Hardwood & tile floorsdefault
$4,900 new × 40% good × 3.06 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.06 allocation
- $18,300
Septic systemlisting
$12,000 new × 50% good × 3.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,400 | $24,600 | $1,200 | $92,200 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $201,600 | $201,600 |
| Total | $66,400 | $24,600 | $226,000 | $316,900 |
The building's share of the price ($297,000) is 3.1x our depreciated replacement cost of the home ($97,000). 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: 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.