Year built
1973
Sqft
—
Lot sqft
184,259
HOA / mo
None
Furnished
No
List date
2026-11-11T21:27:03.000000Z
Revenue
Annual revenue
$35,426
ADR
$215
Occupancy
45%
Cleaning fees (12 mo)
$7,567
Confidence
Low (50.27), 13 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $30,295
Blue Moon Rise | Top Luxury with Vineyard Views
House · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $42,163ADR $302Occ ≈ 38%5★ (15)
Blue Moon Rise - Hot tub, Mountain views, Fire pit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $86,092ADR $424Occ ≈ 56%5★ (25)
Delisted
Holiday House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $44,134ADR $343Occ ≈ 35%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cottage close to Merciers & Downtown Blue Ridge! Cottage | 2 bd · 1 ba · sleeps 4 | $24,830 | $144 | 47% | 5★ (163) | 0.1 mi | AirbnbVrbo |
Peaceful Living - Hot tub plus great location! Cabin
| 3 bd · 3 ba · sleeps 7 | $27,408 | $261 | 29% | 4★ (43) | 0.2 mi | AirbnbVrboBooking |
Luxury Glamping + Hot Tub | Fire Pit | Serenity Camper/RV | 1 bd · 1 ba · sleeps 8 | $30,295 | $113 | 73% | 4.5★ (46) | 0.3 mi | AirbnbVrboBooking |
Blue Moon Rise | Top Luxury with Vineyard Views House | 3 bd · 3 ba · sleeps 6 | $42,163 | $302 | 38% | 5★ (15) | 0.3 mi | Airbnb |
Blue Moon Rise -Pets OK, Mountain View, Hot tub Cabin
| 3 bd · 3 ba · sleeps 6 | $25,971 | $381 | 19% | 5★ (6) | 0.3 mi | AirbnbVrbo |
Mae’s Cottage in the Clouds Cabin
| 3 bd · 2 ba · sleeps 6 | $21,336 | $199 | 29% | 4.9★ (163) | 0.4 mi | AirbnbVrboBooking |
Blue Moon Rise - Hot tub, Mountain views, Fire pit Cabin | 3 bd · 3 ba · sleeps 10 | $86,092 | $424 | 56% | 5★ (25) | 0.4 mi | Delisted |
Logging Memories | Mtn Views + Hot Tub + Games Cabin
| 3 bd · 3 ba · sleeps 8 | $32,290 | $339 | 26% | 4.8★ (156) | 0.5 mi | AirbnbVrboBooking |
Holiday House Vacation home | 3 bd · 2 ba · sleeps 8 | $44,134 | $343 | 35% | — | 0.5 mi | Booking |
Holiday House- Pet Friendly, HotTub, Modern Luxury Cabin
| 3 bd · 2 ba · sleeps 8 | $40,846 | $334 | 34% | 4.8★ (13) | 0.5 mi | AirbnbVrbo |
Show 3 more
My Deer Cabin Come make lasting memories with us.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $33,810ADR $184Occ ≈ 50%5★ (67)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
My Deer Cabin Come make lasting memories with us. Cabin
| 3 bd · 3 ba · sleeps 6 | $33,810 | $184 | 50% | 5★ (67) | 0.6 mi | Airbnb |
Farmhouse on Pine Terrace -Hot Tub, Firepit, Dogs! House | 2 bd · 2 ba · sleeps 6 | $29,992 | $326 | 25% | 4.9★ (18) | 0.6 mi | AirbnbVrboBooking |
Modern Retreat-Close 2 Town-Jacuzzi-Gym-Speakeasy Cabin
| 3 bd · 3 ba · sleeps 6 | $15,780 | $345 | 13% | 5★ (14) | 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$35,426
NOI
$18,616
Cash flow /mo
$185
Cash needed
$88,471
Cash-on-cash
2.5%
ROE (yr 1)
12.8%
Cap rate
7.4%
DSCR
1.14
Year-1 write-off
$25,577
Year-1 tax shield @ 32%
$8,185
Year-1 return on equity
- Cash flow (annual)$2,223
- Principal paydown$1,588
- Appreciation at%$7,497
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,085
- Platform fees (3% of revenue)$1,063
- Maintenance / capex (5% of revenue)$1,771
- Utilities & supplies$4,200
- HOA$0
- Property tax$29
- Insurance (STR-rated)$2,661
Cash needed to close
- Down payment (25%)$62,475
- Closing costs (4.0%)$9,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$8,185
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
$42,000
Short-life (5/15-yr)
$10,000 · 23%
Year-1 deduction
$26,000
Year-1 tax shield @ 32%
$8,000
Land 83% (county tax record, market value split) · building $33,000 over 39 years · new furniture $16,000
Based on: ~1,400 sq ft (from beds), built 1973, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $22,000 in year 1 (15% short-life, $7,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $1,300
Kitchen cabinetsdefault
$8,900 new × 40% good × 0.37 allocation
- $1,100
Kitchen countertopsdefault
$7,300 new × 40% good × 0.37 allocation
- $400
Decorative trimdefault
$2,500 new × 40% good × 0.37 allocation
- $0
Mirrorsdefault
$300 new × 40% good × 0.37 allocation
- $100
Shelvingdefault
$900 new × 40% good × 0.37 allocation
- $500
Window coverings (14)default
$3,500 new × 40% good × 0.37 allocation
- $700
Carpet, vinyl & laminate (50% of floors)listing
$4,500 new × 40% good × 0.37 allocation
- $1,000
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 0.37 allocation
- $600
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 0.37 allocation
- $400
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 0.37 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $1,400
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 0.37 allocation
- $1,400
Landscaping (typical)default
$7,500 new × 50% good × 0.37 allocation
- $300
Patiosdefault
$1,400 new × 50% good × 0.37 allocation
- $300
Decks & porches (attached)default
$1,400 new × 50% good × 0.37 allocation
- $22,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 40% good × 0.37 allocation
- $2,300
Building plumbing & fixturesdefault
$15,700 new × 40% good × 0.37 allocation
- $2,200
Building electrical & lightingdefault
$15,000 new × 40% good × 0.37 allocation
- $2,300
HVACdefault
$15,800 new × 40% good × 0.37 allocation
- $700
Hardwood & tile floorsdefault
$4,500 new × 40% good × 0.37 allocation
- $400
Fireplacelisting
$2,600 new × 40% good × 0.37 allocation
- $2,200
Septic systemlisting
$12,000 new × 50% good × 0.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $22,200 | $3,300 | $0 | $25,600 |
| 2 | $0 | $0 | $800 | $800 |
| 3 | $0 | $0 | $800 | $800 |
| 4 | $0 | $0 | $800 | $800 |
| 5 | $0 | $0 | $800 | $800 |
| 6+ | $0 | $0 | $29,400 | $29,400 |
| Total | $22,200 | $3,300 | $32,800 | $58,300 |
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: California, Georgia and Wisconsin disallow 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.