11 Indian Frst

Blue Ridge, GA 30513

$349,900

3 bd · 1 ba · 1,152 sqft · Listed 76d ago

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Est. land %

Year built

1986

Sqft

1,152

Lot sqft

52,272

HOA / mo

Furnished

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)

$21,411$24,860$36,968

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $24,860

Entire Home at INOLA Blue Ridge, 40 acres & lake
House · 3 bd · 1.5 ba · sleeps 8 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $38,795ADR $577Occ ≈ 18%4.9★ (10)
Airbnb Vrbo
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)
Delisted
INOLA, Peacock Cottage Historic Blue Ridge Getaway
House · 2 bd · 1 ba · sleeps 14 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $39,743ADR $366Occ ≈ 30%5★ (1)
Vrbo
INOLA Blue Ridge Colonial Retreat, Vintner Cottage
House · 3 bd · 1.5 ba · sleeps 6 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $23,134ADR $376Occ ≈ 17%4.7★ (22)
Airbnb
Nanny's Nest: 1 Mi from Downtown
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $36,311ADR $228Occ ≈ 44%5★ (7)
Airbnb Vrbo
INOLA, Peacock Cottage Historic Blue Ridge Getaway
Cottage · 2 bd · 1 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $19,054ADR $269Occ ≈ 19%4.7★ (31)
Airbnb Vrbo
Cozy 2BR 2BA cabin minutes to DT shops and hiking
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $26,072ADR $174Occ ≈ 41%4.8★ (55)
Airbnb
Trails End - Minutes from Attractions & Shopping
House · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $23,648ADR $261Occ ≈ 25%3.9★ (6)
Airbnb Vrbo Booking
Time Out Blue Ridge - Hot tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
- Hot tub
- A/C
- Wifi
- Kitchen
- +2
Revenue $11,210ADR $258Occ ≈ 12%4.6★ (10)
Airbnb Vrbo
Downtown Beauty 1 Min Drive From Shops, Mtn, Lake
House · 3 bd · 2 ba · sleeps 7 · 0.8 mi
Revenue $20,837ADR $230Occ ≈ 25%4.7★ (37)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Entire Home at INOLA Blue Ridge, 40 acres & lake House A/C Free parking Pets OK Wifi +3	3 bd · 1.5 ba · sleeps 8	$38,795	$577	18%	4.9★ (10)	0.1 mi	Airbnb Vrbo
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	Delisted
INOLA, Peacock Cottage Historic Blue Ridge Getaway House A/C Free parking Pets OK Wifi +2	2 bd · 1 ba · sleeps 14	$39,743	$366	30%	5★ (1)	0.1 mi	Vrbo
INOLA Blue Ridge Colonial Retreat, Vintner Cottage House A/C Free parking Pets OK Wifi +3	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 A/C Free parking Pets OK Wifi +2	3 bd · 2 ba · sleeps 6	$36,311	$228	44%	5★ (7)	0.2 mi	Airbnb Vrbo
INOLA, Peacock Cottage Historic Blue Ridge Getaway Cottage A/C Free parking Pets OK Wifi +2	2 bd · 1 ba · sleeps 6	$19,054	$269	19%	4.7★ (31)	0.2 mi	Airbnb Vrbo
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	Airbnb
Trails End - Minutes from Attractions & Shopping House A/C Free parking Pets OK Wifi +2	2 bd · 2 ba · sleeps 6	$23,648	$261	25%	3.9★ (6)	0.4 mi	Airbnb Vrbo Booking
Time Out Blue Ridge - Hot tub Cabin Hot tub A/C Wifi Kitchen +2	2 bd · 2 ba · sleeps 4	$11,210	$258	12%	4.6★ (10)	0.7 mi	Airbnb Vrbo
Downtown Beauty 1 Min Drive From Shops, Mtn, Lake House	3 bd · 2 ba · sleeps 7	$20,837	$230	25%	4.7★ (37)	0.8 mi	Airbnb

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

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

ROE5.6%

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)$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).

Try the cost segregation calculator on any property →

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.

5-year property$66,400

Kitchen cabinetsdefault
$8,300 new × 40% good × 3.06 allocation
$10,200
Kitchen countertopsdefault
$6,800 new × 40% good × 3.06 allocation
$8,300
Decorative trimdefault
$2,000 new × 40% good × 3.06 allocation
$2,500
Mirrorsdefault
$200 new × 40% good × 3.06 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 3.06 allocation
$1,500
Window coverings (12)default
$3,000 new × 40% good × 3.06 allocation
$3,700
Carpet, vinyl & laminate (33% of floors)listing
$2,500 new × 40% good × 3.06 allocation
$3,000
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 3.06 allocation
$7,900
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.06 allocation
$4,800
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 3.06 allocation
$4,900
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$24,600

Paving: driveway & walks (paved)default
$7,000 new × 50% good × 3.06 allocation
$10,800
Landscaping (typical)default
$6,800 new × 50% good × 3.06 allocation
$10,300
Patiosdefault
$1,100 new × 50% good × 3.06 allocation
$1,700
Decks & porches (attached)default
$1,100 new × 50% good × 3.06 allocation
$1,700

Building, 39-year$226,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$124,500 new × 40% good × 3.06 allocation
$152,200
Building plumbing & fixturesdefault
$12,900 new × 40% good × 3.06 allocation
$15,800
Building electrical & lightingdefault
$11,900 new × 40% good × 3.06 allocation
$14,500
HVACdefault
$13,000 new × 40% good × 3.06 allocation
$15,900
Hardwood & tile floorsdefault
$4,900 new × 40% good × 3.06 allocation
$6,000
Fireplacelisting
$2,600 new × 40% good × 3.06 allocation
$3,200
Septic systemlisting
$12,000 new × 50% good × 3.06 allocation
$18,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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: 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.