55 Westward Ln
Blue Ridge, GA 30513
$449,700
3 bd · 2 ba · 1,872 sqft · Listed 7d ago
View on Realtor.com →Year built
2001
Sqft
1,872
Lot sqft
20,038
HOA / mo
None
Furnished
No
List date
2026-09-20T23:34:01.000000Z
Revenue
Annual revenue
$33,344
ADR
$209
Occupancy
44%
Cleaning fees (12 mo)
$6,654
Confidence
High (77.3), 7 comps
Comp revenue range (p25 / median / p75)
Getaway to a romantic cabin, Outdoor MOVIES, fireplace,Hot Tub, 1m town
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $39,344ADR $255Occ ≈ 42%4.9★ (322)
Authentic Farmhouse On Weaver Creek, Near Town And Lake
House · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $30,075ADR $112Occ ≈ 74%4.8★ (281)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New Luxury Style Cabin with Large Outdoor Space Cabin | 3 bd · 2.5 ba · sleeps 6 | $40,492 | $255 | 44% | 5★ (35) | 0.5 mi | AirbnbVrbo |
Getaway to a romantic cabin, Outdoor MOVIES, fireplace,Hot Tub, 1m town Cabin | 2 bd · 1 ba · sleeps 4 | $39,344 | $255 | 42% | 4.9★ (322) | 0.6 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) | 0.6 mi | AirbnbVrbo |
Woolly bugger Cabin | 2 bd · 2 ba · sleeps 4 | $28,045 | $211 | 36% | 4.9★ (99) | 0.6 mi | AirbnbVrbo |
Farmhouse on the ridge House | 2 bd · 1 ba · sleeps 4 | $40,881 | $255 | 44% | 5★ (425) | 0.6 mi | AirbnbVrbo |
Authentic Farmhouse On Weaver Creek, Near Town And Lake House | 3 bd · 1 ba · sleeps 6 | $30,075 | $112 | 74% | 4.8★ (281) | 0.7 mi | Vrbo |
*Ada's Best* Handicap Accessible * Downtown* House | 3 bd · 2.5 ba · sleeps 4 | $32,373 | $178 | 50% | 4.8★ (39) | 0.7 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$33,344
NOI
$13,751
Cash flow /mo
-$1,277
Cash needed
$149,913
Cash-on-cash
-10.2%
ROE (yr 1)
0.7%
Cap rate
3.1%
DSCR
0.47
Year-1 write-off
$83,121
Year-1 tax shield @ 32%
$26,599
Year-1 return on equity
- Cash flow (annual)-$15,328
- Principal paydown$2,943
- Appreciation at%$13,491
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,669
- Platform fees (3% of revenue)$1,000
- Maintenance / capex (5% of revenue)$1,667
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,267
- Insurance (STR-rated)$4,789
Cash needed to close
- Down payment (25%)$112,425
- Closing costs (4.0%)$17,988
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,599
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
$352,000
Short-life (5/15-yr)
$63,000 · 18%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$27,000
Land 22% (county tax record, market value split) · building $290,000 over 39 years · new furniture $20,000
Based on: 1,872 sq ft, built 2001, 3 bd / 2 ba, unfurnished, listing features (flooring types, appliance list).
IRS-guide safe-harbor floor: $64,000 in year 1 (12% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,600
Kitchen cabinetsdefault
$9,900 new × 40% good × 1.93 allocation
- $6,200
Kitchen countertopsdefault
$8,100 new × 40% good × 1.93 allocation
- $2,500
Decorative trimdefault
$3,300 new × 40% good × 1.93 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.93 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.93 allocation
- $3,700
Window coverings (19)default
$4,800 new × 40% good × 1.93 allocation
- $4,600
Carpet, vinyl & laminate (50% of floors)listing
$6,000 new × 40% good × 1.93 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$7,700 new × 50% good × 1.93 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 50% good × 1.93 allocation
- $4,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.93 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,600
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 1.93 allocation
- $8,300
Landscaping (typical)default
$8,600 new × 50% good × 1.93 allocation
- $1,800
Patiosdefault
$1,800 new × 50% good × 1.93 allocation
- $1,800
Decks & porches (attached)default
$1,800 new × 50% good × 1.93 allocation
- $228,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,000 new × 58% good × 1.93 allocation
- $20,300
Building plumbing & fixturesdefault
$21,100 new × 50% good × 1.93 allocation
- $20,200
Building electrical & lightingdefault
$21,000 new × 50% good × 1.93 allocation
- $16,300
HVACdefault
$21,100 new × 40% good × 1.93 allocation
- $4,600
Hardwood & tile floorsdefault
$6,000 new × 40% good × 1.93 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,700 | $20,500 | $900 | $83,100 |
| 2 | $0 | $0 | $7,400 | $7,400 |
| 3 | $0 | $0 | $7,400 | $7,400 |
| 4 | $0 | $0 | $7,400 | $7,400 |
| 5 | $0 | $0 | $7,400 | $7,400 |
| 6+ | $0 | $0 | $259,000 | $259,000 |
| Total | $61,700 | $20,500 | $289,700 | $371,900 |
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.