190 E Thomas Rd
Blue Ridge, GA 30513
$375,000
3 bd · 2 ba · 1,404 sqft · Listed 1d ago
View on Realtor.com →Year built
1976
Sqft
1,404
Lot sqft
43,560
HOA / mo
None
Furnished
No
List date
2026-11-12T15:09:57.000000Z
Revenue
Annual revenue
$37,671
ADR
$233
Occupancy
44%
Cleaning fees (12 mo)
$8,020
Confidence
Low (48.82), 10 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $33,050
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
My Deer Cabin Come make lasting memories with us.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $33,810ADR $184Occ ≈ 50%5★ (67)
Holiday House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $44,134ADR $343Occ ≈ 35%—
*NEW* Cabin with HOT TUB! | Fox Run
Cabin · 3 bd · 2 ba · sleeps 8 · 0.8 mi
Revenue $19,683ADR $529Occ ≈ 10%4.7★ (78)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Living - Hot tub plus great location! Cabin
| 3 bd · 3 ba · sleeps 7 | $27,408 | $261 | 29% | 4★ (43) | 0.2 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 |
My Deer Cabin Come make lasting memories with us. Cabin
| 3 bd · 3 ba · sleeps 6 | $33,810 | $184 | 50% | 5★ (67) | 0.5 mi | Airbnb |
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 |
Holiday House Vacation home | 3 bd · 2 ba · sleeps 8 | $44,134 | $343 | 35% | — | 0.5 mi | Booking |
*NEW* Cabin with HOT TUB! | Fox Run Cabin | 3 bd · 2 ba · sleeps 8 | $19,683 | $529 | 10% | 4.7★ (78) | 0.8 mi | Airbnb |
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
Est. revenue
$37,671
NOI
$18,159
Cash flow /mo
$1,513
Cash needed
$409,500
Cash-on-cash (all cash)
4.4%
ROE (yr 1)
7.2%
Cap rate
4.8%
DSCR
—
Year-1 write-off
$100,804
Year-1 tax shield @ 32%
$32,257
Year-1 return on equity
- Cash flow (annual)$18,159
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,250
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)$7,534
- Platform fees (3% of revenue)$1,130
- Maintenance / capex (5% of revenue)$1,884
- Utilities & supplies$4,200
- HOA$0
- Property tax$770
- Insurance (STR-rated)$3,994
Cash needed to close
- Purchase price (all cash)$375,000
- Closing costs (4.0%)$15,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,257
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
$358,000
Short-life (5/15-yr)
$81,000 · 23%
Year-1 deduction
$101,000
Year-1 tax shield @ 32%
$32,000
Land 4% (county tax record, market value split) · building $277,000 over 39 years · new furniture $20,000
Based on: 1,404 sq ft, built 1976, 3 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: $74,000 in year 1 (15% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,000
Kitchen cabinetsdefault
$8,900 new × 40% good × 3.11 allocation
- $9,000
Kitchen countertopsdefault
$7,300 new × 40% good × 3.11 allocation
- $3,100
Decorative trimdefault
$2,500 new × 40% good × 3.11 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.11 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.11 allocation
- $4,400
Window coverings (14)default
$3,500 new × 40% good × 3.11 allocation
- $2,800
Carpet, vinyl & laminate (25% of floors)listing
$2,300 new × 40% good × 3.11 allocation
- $8,600
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 3.11 allocation
- $5,200
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 3.11 allocation
- $7,100
Appliances (range, microwave, refrigerator, washer)listing
$5,700 new × 40% good × 3.11 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,100
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 3.11 allocation
- $11,600
Landscaping (typical)default
$7,500 new × 50% good × 3.11 allocation
- $2,200
Patiosdefault
$1,400 new × 50% good × 3.11 allocation
- $2,200
Decks & porches (attached)default
$1,400 new × 50% good × 3.11 allocation
- $188,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 40% good × 3.11 allocation
- $19,600
Building plumbing & fixturesdefault
$15,800 new × 40% good × 3.11 allocation
- $18,700
Building electrical & lightingdefault
$15,100 new × 40% good × 3.11 allocation
- $19,700
HVACdefault
$15,800 new × 40% good × 3.11 allocation
- $8,400
Hardwood & tile floorsdefault
$6,800 new × 40% good × 3.11 allocation
- $3,300
Fireplacelisting
$2,600 new × 40% good × 3.11 allocation
- $18,600
Septic systemlisting
$12,000 new × 50% good × 3.11 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,500 | $28,000 | $300 | $100,800 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,500 | $248,500 |
| Total | $72,500 | $28,000 | $277,200 | $377,700 |
The building's share of the price ($358,000) is 3.1x our depreciated replacement cost of the home ($115,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.