234 Old Indian Trl
Blue Ridge, GA 30513
$395,000
3 bd · 3 ba · 1,680 sqft · Listed 12d ago
View on Realtor.com →Year built
2005
Sqft
1,680
Lot sqft
47,916
HOA / mo
None
Furnished
No
List date
2026-09-15T19:16:48.000000Z
Revenue
Annual revenue
$34,730
ADR
$208
Occupancy
46%
Cleaning fees (12 mo)
$4,931
Confidence
Low (21.43), 7 comps
Comp revenue range (p25 / median / p75)
Seven Feathers | The Reimagined Barn
Barn · 3 bd · 2.5 ba · sleeps 7 · 512 ft
Revenue $8,859ADR $214Occ ≈ 11%4.9★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Seven Feathers | The Reimagined Barn Barn | 3 bd · 2.5 ba · sleeps 7 | $8,859 | $214 | 11% | 4.9★ (10) | 512 ft | Airbnb |
The Serenity Grove Cabin | 3 bd · 3 ba · sleeps 6 | $20,843 | $244 | 23% | 5★ (3) | 0.1 mi | AirbnbVrboBooking |
Rustic Retreat -Blue Ridge GA Cabin | 3 bd · 2.5 ba · sleeps 8 | $37,717 | $356 | 29% | 5★ (3) | 0.1 mi | AirbnbVrbo |
Blue Ridge, N. GA Cabin: Sleeps 10 & pet friendly Cabin | 3 bd · 3 ba · sleeps 10 | $16,960 | $276 | 17% | 5★ (6) | 0.6 mi | AirbnbVrbo |
Private, Elevated Experience In The Mountains Cabin | 3 bd · 3 ba · sleeps 7 | $22,644 | $370 | 17% | 5★ (1) | 0.6 mi | AirbnbVrboBooking |
Enchanted Ridge Cabin | 3 bd · 3 ba · sleeps 6 | $49,405 | $240 | 56% | 5★ (37) | 0.7 mi | AirbnbVrbo |
Pinecrest Lodge - Blue Ridge Cabin Rental with Long Range View Cabin | 3 bd · 3.5 ba · sleeps 6 | $89,849 | $447 | 55% | — | 0.7 mi | VrboBooking |
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
$34,730
NOI
$14,796
Cash flow /mo
-$896
Cash needed
$140,050
Cash-on-cash
-7.7%
ROE (yr 1)
2.6%
Cap rate
3.7%
DSCR
0.58
Year-1 write-off
$89,514
Year-1 tax shield @ 32%
$28,645
Year-1 return on equity
- Cash flow (annual)-$10,746
- Principal paydown$2,585
- Appreciation at%$11,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,946
- Platform fees (3% of revenue)$1,042
- Maintenance / capex (5% of revenue)$1,737
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,803
- Insurance (STR-rated)$4,207
Cash needed to close
- Down payment (25%)$98,750
- Closing costs (4.0%)$15,800
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,645
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
$385,000
Short-life (5/15-yr)
$63,000 · 16%
Year-1 deduction
$90,000
Year-1 tax shield @ 32%
$29,000
Land 3% (county tax record, market value split) · building $322,000 over 39 years · new furniture $26,000
Based on: 1,680 sq ft, built 2005, 3 bd / 3 ba, unfurnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $70,000 in year 1 (11% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$9,500 new × 40% good × 2.02 allocation
- $6,300
Kitchen countertopsdefault
$7,800 new × 40% good × 2.02 allocation
- $2,400
Decorative trimdefault
$2,900 new × 40% good × 2.02 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.02 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.02 allocation
- $3,400
Window coverings (17)default
$4,300 new × 40% good × 2.02 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$7,400 new × 58% good × 2.02 allocation
- $5,200
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 58% good × 2.02 allocation
- $4,600
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.02 allocation
- $7,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.02 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $8,600
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.02 allocation
- $4,100
Landscaping (minimal)listing
$4,100 new × 50% good × 2.02 allocation
- $1,700
Patiosdefault
$1,700 new × 50% good × 2.02 allocation
- $1,700
Decks & porches (attached)default
$1,700 new × 50% good × 2.02 allocation
- $239,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$181,900 new × 65% good × 2.02 allocation
- $22,200
Building plumbing & fixturesdefault
$18,900 new × 58% good × 2.02 allocation
- $21,800
Building electrical & lightingdefault
$18,600 new × 58% good × 2.02 allocation
- $15,300
HVACdefault
$18,900 new × 40% good × 2.02 allocation
- $8,700
Hardwood & tile floorsdefault
$10,800 new × 40% good × 2.02 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.02 allocation
- $12,100
Septic systemlisting
$12,000 new × 50% good × 2.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,400 | $16,100 | $1,000 | $89,500 |
| 2 | $0 | $0 | $8,200 | $8,200 |
| 3 | $0 | $0 | $8,200 | $8,200 |
| 4 | $0 | $0 | $8,200 | $8,200 |
| 5 | $0 | $0 | $8,200 | $8,200 |
| 6+ | $0 | $0 | $287,500 | $287,500 |
| Total | $72,400 | $16,100 | $321,500 | $410,000 |
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.