234 Old Indian Trl

Blue Ridge, GA 30513

$395,000

3 bd · 3 ba · 1,680 sqft · Listed 12d ago

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Low confidence

Year built

2005

Sqft

1,680

Lot sqft

47,916

HOA / mo

None

Furnished

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)

$18,902$22,644$43,561

Seven Feathers | The Reimagined Barn
Barn · 3 bd · 2.5 ba · sleeps 7 · 512 ft
Revenue $8,859ADR $214Occ ≈ 11%4.9★ (10)
Airbnb
The Serenity Grove
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $20,843ADR $244Occ ≈ 23%5★ (3)
Airbnb Vrbo Booking
Rustic Retreat -Blue Ridge GA
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $37,717ADR $356Occ ≈ 29%5★ (3)
Airbnb Vrbo
Blue Ridge, N. GA Cabin: Sleeps 10 & pet friendly
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $16,960ADR $276Occ ≈ 17%5★ (6)
Airbnb Vrbo
Private, Elevated Experience In The Mountains
Cabin · 3 bd · 3 ba · sleeps 7 · 0.6 mi
Revenue $22,644ADR $370Occ ≈ 17%5★ (1)
Airbnb Vrbo Booking
Enchanted Ridge
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $49,405ADR $240Occ ≈ 56%5★ (37)
Airbnb Vrbo
Pinecrest Lodge - Blue Ridge Cabin Rental with Long Range View
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.7 mi
Revenue $89,849ADR $447Occ ≈ 55%—
Vrbo Booking

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	Airbnb Vrbo Booking
Rustic Retreat -Blue Ridge GA Cabin	3 bd · 2.5 ba · sleeps 8	$37,717	$356	29%	5★ (3)	0.1 mi	Airbnb Vrbo
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	Airbnb Vrbo
Private, Elevated Experience In The Mountains Cabin	3 bd · 3 ba · sleeps 7	$22,644	$370	17%	5★ (1)	0.6 mi	Airbnb Vrbo Booking
Enchanted Ridge Cabin	3 bd · 3 ba · sleeps 6	$49,405	$240	56%	5★ (37)	0.7 mi	Airbnb Vrbo
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	Vrbo Booking

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$34,730

NOI

$14,796

Cash flow /mo

$1,233

Cash needed

$436,300

Cash-on-cash (all cash)

3.4%

ROE (yr 1)

6.1%

Cap rate

3.7%

DSCR

—

Year-1 write-off

$89,514

Year-1 tax shield @ 32%

$28,645

Year-1 return on equity

Cash flow (annual)$14,796
Principal paydown (n/a, cash)$0
Appreciation at%$11,850

ROE6.1%

ROE incl. year-1 tax savings (32% bracket, STR loophole)12.7%

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

Purchase price (all cash)$395,000
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.

5-year property$72,400

Kitchen cabinetsdefault
$9,500 new × 40% good × 2.02 allocation
$7,700
Kitchen countertopsdefault
$7,800 new × 40% good × 2.02 allocation
$6,300
Decorative trimdefault
$2,900 new × 40% good × 2.02 allocation
$2,400
Mirrorsdefault
$500 new × 40% good × 2.02 allocation
$400
Shelvingdefault
$1,200 new × 40% good × 2.02 allocation
$1,000
Window coverings (17)default
$4,300 new × 40% good × 2.02 allocation
$3,400
Kitchen & laundry equipment plumbingdefault
$7,400 new × 58% good × 2.02 allocation
$8,700
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 58% good × 2.02 allocation
$5,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.02 allocation
$4,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.02 allocation
$7,300
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$16,100

Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.02 allocation
$8,600
Landscaping (minimal)listing
$4,100 new × 50% good × 2.02 allocation
$4,100
Patiosdefault
$1,700 new × 50% good × 2.02 allocation
$1,700
Decks & porches (attached)default
$1,700 new × 50% good × 2.02 allocation
$1,700

Building, 39-year$321,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$181,900 new × 65% good × 2.02 allocation
$239,200
Building plumbing & fixturesdefault
$18,900 new × 58% good × 2.02 allocation
$22,200
Building electrical & lightingdefault
$18,600 new × 58% good × 2.02 allocation
$21,800
HVACdefault
$18,900 new × 40% good × 2.02 allocation
$15,300
Hardwood & tile floorsdefault
$10,800 new × 40% good × 2.02 allocation
$8,700
Fireplacelisting
$2,600 new × 40% good × 2.02 allocation
$2,100
Septic systemlisting
$12,000 new × 50% good × 2.02 allocation
$12,100

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	$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.