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55 Westward Ln

55 Westward Ln

Blue Ridge, GA 30513

$449,700

3 bd · 2 ba · 1,872 sqft · Listed 7d ago

View on Realtor.com →
Low confidence

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)

$29,060$32,373$39,918

  • New Luxury Style Cabin with Large Outdoor Space

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi

    Revenue $40,492ADR $255Occ ≈ 44%5★ (35)

    AirbnbVrbo

  • 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)

    Vrbo

  • Downtown Beauty 1 Min Drive From Shops, Mtn, Lake

    House · 3 bd · 2 ba · sleeps 7 · 0.6 mi

    Revenue $20,837ADR $230Occ ≈ 25%4.7★ (37)

    AirbnbVrbo

  • Woolly bugger

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $28,045ADR $211Occ ≈ 36%4.9★ (99)

    AirbnbVrbo

  • Farmhouse on the ridge

    House · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $40,881ADR $255Occ ≈ 44%5★ (425)

    AirbnbVrbo

  • 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)

    Vrbo

  • *Ada's Best* Handicap Accessible * Downtown*

    House · 3 bd · 2.5 ba · sleeps 4 · 0.7 mi

    Revenue $32,373ADR $178Occ ≈ 50%4.8★ (39)

    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

Financing

Est. revenue

$33,344

NOI

$13,751

Cash flow /mo

$1,146

Cash needed

$487,188

Cash-on-cash (all cash)

2.8%

ROE (yr 1)

5.6%

Cap rate

3.1%

DSCR

—

Year-1 write-off

$83,121

Year-1 tax shield @ 32%

$26,599

Year-1 return on equity

  • Cash flow (annual)$13,751
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,491
ROE5.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.1%
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

  • Purchase price (all cash)$449,700
  • 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.

5-year property$61,700

  • Kitchen cabinetsdefault

    $9,900 new × 40% good × 1.93 allocation

    $7,600

  • Kitchen countertopsdefault

    $8,100 new × 40% good × 1.93 allocation

    $6,200

  • Decorative trimdefault

    $3,300 new × 40% good × 1.93 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 1.93 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.93 allocation

    $900

  • Window coverings (19)default

    $4,800 new × 40% good × 1.93 allocation

    $3,700

  • Carpet, vinyl & laminate (50% of floors)listing

    $6,000 new × 40% good × 1.93 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $7,700 new × 50% good × 1.93 allocation

    $7,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 50% good × 1.93 allocation

    $4,500

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 1.93 allocation

    $4,400

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$20,500

  • Paving: driveway & walks (paved)default

    $9,000 new × 50% good × 1.93 allocation

    $8,600

  • Landscaping (typical)default

    $8,600 new × 50% good × 1.93 allocation

    $8,300

  • Patiosdefault

    $1,800 new × 50% good × 1.93 allocation

    $1,800

  • Decks & porches (attached)default

    $1,800 new × 50% good × 1.93 allocation

    $1,800
Building, 39-year$289,700

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $203,000 new × 58% good × 1.93 allocation

    $228,200

  • Building plumbing & fixturesdefault

    $21,100 new × 50% good × 1.93 allocation

    $20,300

  • Building electrical & lightingdefault

    $21,000 new × 50% good × 1.93 allocation

    $20,200

  • HVACdefault

    $21,100 new × 40% good × 1.93 allocation

    $16,300

  • Hardwood & tile floorsdefault

    $6,000 new × 40% good × 1.93 allocation

    $4,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.