286 Walnut Ln
Blue Ridge, GA 30513
$625,000
3 bd · 2 ba · 1,514 sqft · Listed 3d ago
View on Realtor.com →Year built
1983
Sqft
1,514
Lot sqft
228,690
HOA / mo
None
Furnished
No
List date
2026-09-24T03:18:08.000000Z
Revenue
Annual revenue
$57,812
ADR
$373
Occupancy
42%
Cleaning fees (12 mo)
$9,737
Confidence
Low (42.45), 8 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Blue Ridge Views | Luxury Mountain Retreat Cabin | 4 bd · 4 ba · sleeps 12 | $50,570 | $600 | 23% | 4.8★ (7) | 0.3 mi | AirbnbVrboBooking |
 Firefly Mountain: Blue Ridge's Best View off Aska! Cabin | 4 bd · 4 ba · sleeps 12 | $86,491 | $546 | 43% | 5★ (100) | 0.3 mi | AirbnbVrbo |
 Aska Escape | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $29,975 | $339 | 24% | 5★ (11) | 0.3 mi | AirbnbVrbo |
 Big Buck Lodge- Fire Pit, Hot Tub, Outdoor Living Cabin | 3 bd · 3 ba · sleeps 6 | $21,885 | $334 | 18% | 4.7★ (17) | 0.3 mi | AirbnbVrboBooking |
 Luxury Mountain Retreat Hot Tub Game Room Views Cabin | 4 bd · 4 ba · sleeps 10 | $57,622 | $417 | 38% | 5★ (19) | 0.4 mi | AirbnbVrbo |
 Riverfront Cabin with Hot Tub, Game Room & Views House | 3 bd · 3 ba · sleeps 10 | $36,831 | $401 | 25% | 4.9★ (157) | 0.6 mi | AirbnbVrbo |
 Toccoa Time -Riverside, Pet Friendly, Pool Table Cabin | 4 bd · 4 ba · sleeps 14 | $122,422 | $586 | 57% | 4.8★ (19) | 0.6 mi | AirbnbVrbo |
 Spring by the Creek* Hot Tub * Game Room * Fishing Cabin | 4 bd · 3 ba · sleeps 10 | $51,876 | $313 | 45% | 4.6★ (144) | 0.8 mi | AirbnbVrboBooking |
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
$57,812
NOI
$29,784
Cash flow /mo
-$886
Cash needed
$200,750
Cash-on-cash
-5.3%
ROE (yr 1)
6.1%
Cap rate
4.8%
DSCR
0.74
Year-1 write-off
$118,698
Year-1 tax shield @ 32%
$37,983
Year-1 return on equity
- Cash flow (annual)-$10,630
- Principal paydown$4,090
- Appreciation at%$18,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,562
- Platform fees (3% of revenue)$1,734
- Maintenance / capex (5% of revenue)$2,891
- Utilities & supplies$4,200
- HOA$0
- Property tax$984
- Insurance (STR-rated)$6,656
Cash needed to close
- Down payment (25%)$156,250
- Closing costs (4.0%)$25,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,983
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
$442,000
Short-life (5/15-yr)
$98,000 · 22%
Year-1 deduction
$119,000
Year-1 tax shield @ 32%
$38,000
Land 29% (county tax record, market value split) · building $344,000 over 39 years · new furniture $20,000
Based on: 1,514 sq ft, built 1983, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $84,000 in year 1 (14% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,000
Kitchen cabinetsdefault
$9,100 new × 40% good × 3.56 allocation
- $13,300
Kitchen countertops (stone)listing
$9,300 new × 40% good × 3.56 allocation
- $3,800
Decorative trimdefault
$2,600 new × 40% good × 3.56 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.56 allocation
- $1,700
Shelvingdefault
$1,200 new × 40% good × 3.56 allocation
- $5,300
Window coverings (15)default
$3,800 new × 40% good × 3.56 allocation
- $10,100
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 3.56 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 3.56 allocation
- $11,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.56 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $14,300
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 3.56 allocation
- $13,800
Landscaping (typical)default
$7,800 new × 50% good × 3.56 allocation
- $2,700
Patiosdefault
$1,500 new × 50% good × 3.56 allocation
- $2,700
Decks & porches (attached)default
$1,500 new × 50% good × 3.56 allocation
- $233,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$163,900 new × 40% good × 3.56 allocation
- $24,200
Building plumbing & fixturesdefault
$17,000 new × 40% good × 3.56 allocation
- $23,400
Building electrical & lightingdefault
$16,500 new × 40% good × 3.56 allocation
- $24,300
HVACdefault
$17,100 new × 40% good × 3.56 allocation
- $13,900
Hardwood & tile floorsdefault
$9,700 new × 40% good × 3.56 allocation
- $3,700
Fireplacelisting
$2,600 new × 40% good × 3.56 allocation
- $21,300
Septic systemlisting
$12,000 new × 50% good × 3.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $84,100 | $33,500 | $1,100 | $118,700 |
| 2 | $0 | $0 | $8,800 | $8,800 |
| 3 | $0 | $0 | $8,800 | $8,800 |
| 4 | $0 | $0 | $8,800 | $8,800 |
| 5 | $0 | $0 | $8,800 | $8,800 |
| 6+ | $0 | $0 | $307,700 | $307,700 |
| Total | $84,100 | $33,500 | $344,100 | $461,600 |
The building's share of the price ($442,000) is 3.6x our depreciated replacement cost of the home ($124,000). 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.