109 Lavista Dr
Blue Ridge, GA 30513
$325,000
3 bd · 1 ba · 1,581 sqft · Listed 5d ago
View on Realtor.com →Year built
1941
Sqft
1,581
Lot sqft
54,450
HOA / mo
$0
Furnished
No
List date
2026-09-22T20:25:45.000000Z
Revenue
Annual revenue
$47,228
ADR
$326
Occupancy
40%
Cleaning fees (12 mo)
$10,146
Confidence
Med (64.44), 13 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Vista Ridge- MTN Views, Hot Tub, Master on Main Cabin | 4 bd · 3 ba · sleeps 12 | $43,592 | $444 | 27% | 4.8★ (18) | 420 ft | AirbnbVrboBooking |
 100 Acre Wood Hot Tub Fire Pit Pool Table Cabin | 3 bd · 3 ba · sleeps 6 | $34,287 | $194 | 48% | 4.9★ (36) | 0.4 mi | AirbnbVrboBooking |
 What If│3600 sqft 3BR Blue Ridge Cabin│270⁰ View Cabin | 3 bd · 2 ba · sleeps 6 | $36,248 | $378 | 26% | 5★ (89) | 0.4 mi | AirbnbVrbo |
 Mtn Cabin w/ Hot Tub • Game Room • Grill • Views Cabin | 3 bd · 3 ba · sleeps 9 | $10,115 | $384 | 7% | 5★ (2) | 0.4 mi | AirbnbVrboBooking |
 Altitude Adjustment - Blue Ridge Cabin | 3 bd · 3 ba · sleeps 9 | $60,180 | $329 | 50% | 4.8★ (67) | 0.4 mi | AirbnbVrboBooking |
 Comfy King Beds! | NEW Arcade! | Creek! | Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $52,256 | $233 | 61% | 4.8★ (148) | 0.5 mi | AirbnbVrboBooking |
 Toccoa River Lodge | Blue Ridge, GA Cabin | 4 bd · 3 ba · sleeps 8 | $40,939 | $531 | 21% | 4.7★ (5) | 0.6 mi | AirbnbVrbo |
 Wildwood Creek Cabin | 3 bd · 3 ba · sleeps 6 | $46,889 | $256 | 50% | 4.9★ (13) | 0.6 mi | AirbnbBooking |
 Secluded Modern Cabin w/ Hot tub & Creek! Cabin | 3 bd · 2.5 ba · sleeps 8 | $50,243 | $222 | 62% | 5★ (40) | 0.6 mi | AirbnbVrbo |
 Kings beds, spa, game room, fire pit, creek-front! Cabin | 3 bd · 2 ba · sleeps 10 | $36,872 | $260 | 39% | 5★ (62) | 0.7 mi | AirbnbVrbo |
Show all 13 comps
Altitude Adjustment
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $32,721ADR $424Occ ≈ 21%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Altitude Adjustment Vacation home | 3 bd · 2 ba · sleeps 6 | $32,721 | $424 | 21% | — | 0.7 mi | Booking |
Rushing Waters - Blue Ridge, GA - Riverfront Pet Cabin | 3 bd · 3 ba · sleeps 8 | $75,277 | $321 | 64% | 5★ (7) | 0.7 mi | AirbnbBooking |
Toccozy Cabin Retreat -Riverfront,Dogs OK, Firepit Cabin | 2 bd · 2 ba · sleeps 8 | $54,925 | $371 | 41% | 4.7★ (6) | 0.8 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
$47,228
NOI
$25,330
Cash flow /mo
$360
Cash needed
$113,750
Cash-on-cash
3.8%
ROE (yr 1)
14.2%
Cap rate
7.8%
DSCR
1.21
Year-1 write-off
$91,872
Year-1 tax shield @ 32%
$29,399
Year-1 return on equity
- Cash flow (annual)$4,314
- Principal paydown$2,127
- Appreciation at%$9,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,446
- Platform fees (3% of revenue)$1,417
- Maintenance / capex (5% of revenue)$2,361
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,013
- Insurance (STR-rated)$3,461
Cash needed to close
- Down payment (25%)$81,250
- Closing costs (4.0%)$13,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,399
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
$298,000
Short-life (5/15-yr)
$72,000 · 24%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$29,000
Land 8% (county tax record, market value split) · building $226,000 over 39 years · new furniture $20,000
Based on: 1,581 sq ft, built 1941, 3 bd / 1 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $70,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.34 allocation
- $7,100
Kitchen countertopsdefault
$7,600 new × 40% good × 2.34 allocation
- $2,600
Decorative trimdefault
$2,800 new × 40% good × 2.34 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.34 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.34 allocation
- $3,700
Window coverings (16)default
$4,000 new × 40% good × 2.34 allocation
- $9,500
Carpet, vinyl & laminate (100% of floors)listing
$10,200 new × 40% good × 2.34 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.34 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.34 allocation
- $5,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.34 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,600
Paving: driveway & walks (paved)default
$8,200 new × 50% good × 2.34 allocation
- $9,300
Landscaping (typical)default
$7,900 new × 50% good × 2.34 allocation
- $1,800
Patiosdefault
$1,600 new × 50% good × 2.34 allocation
- $1,800
Decks & porches (attached)default
$1,600 new × 50% good × 2.34 allocation
- $160,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$171,400 new × 40% good × 2.34 allocation
- $16,600
Building plumbing & fixturesdefault
$17,800 new × 40% good × 2.34 allocation
- $16,200
Building electrical & lightingdefault
$17,300 new × 40% good × 2.34 allocation
- $16,700
HVACdefault
$17,800 new × 40% good × 2.34 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.34 allocation
- $14,000
Septic systemlisting
$12,000 new × 50% good × 2.34 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,600 | $22,600 | $700 | $91,900 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $202,500 | $202,500 |
| Total | $68,600 | $22,600 | $226,500 | $317,600 |
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.