1070 Maxwell Rd
Blue Ridge, GA 30513
$499,900
4 bd · 3.5 ba · 3,612 sqft · Listed 1d ago
View on Realtor.com →Year built
2007
Sqft
3,612
Lot sqft
18,295
HOA / mo
None
Furnished
No
List date
2026-10-07T18:09:37.000000Z
Revenue
Annual revenue
$44,295
ADR
$258
Occupancy
47%
Cleaning fees (12 mo)
$8,589
Confidence
Low (47.37), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $37,788
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Simply Devine at Water's Edge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $29,909 | $249 | 33% | 5★ (65) | 0.2 mi | AirbnbVrboBooking |
 Sunrise View-10 Min to Blue Ridge,Hot Tub-3 BR Cabin
| 3 bd · 3 ba · sleeps 8 | $37,788 | $226 | 46% | 4.8★ (144) | 0.7 mi | AirbnbVrboBooking |
 Mountain Views • Hot Tub • Fire Pit • Pet Friendly Cabin
| 3 bd · 3 ba · sleeps 6 | $24,445 | $225 | 30% | 5★ (38) | 0.7 mi | AirbnbVrbo |
 Knotty by Nature | Cherry Log, GA Cabin | 4 bd · 4 ba · sleeps 9 | $69,656 | $422 | 45% | 4.4★ (8) | 0.7 mi | AirbnbVrbo |
 95' Zipline | NEW Cabin | Hot Tub | Game Room Cabin
| 3 bd · 3.5 ba · sleeps 11 | $82,570 | $309 | 73% | 5★ (175) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$44,295
NOI
$20,426
Cash flow /mo
-$1,057
Cash needed
$167,971
Cash-on-cash
-7.5%
ROE (yr 1)
3.2%
Cap rate
4.1%
DSCR
0.62
Year-1 write-off
$84,667
Year-1 tax shield @ 32%
$27,093
Year-1 return on equity
- Cash flow (annual)-$12,680
- Principal paydown$3,113
- Appreciation at%$14,997
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)$8,859
- Platform fees (3% of revenue)$1,329
- Maintenance / capex (5% of revenue)$2,215
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,942
- Insurance (STR-rated)$5,324
Cash needed to close
- Down payment (25%)$124,975
- Closing costs (4.0%)$19,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,093
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
$496,000
Short-life (5/15-yr)
$61,000 · 12%
Year-1 deduction
$85,000
Year-1 tax shield @ 32%
$27,000
Land 1% (county tax record, market value split) · building $435,000 over 39 years · new furniture $23,000
Based on: 3,612 sq ft, built 2007, 4 bd / 3.5 ba, unfurnished, listing features (fence, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (9% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$13,700 new × 40% good × 1.24 allocation
- $5,500
Kitchen countertopsdefault
$11,200 new × 40% good × 1.24 allocation
- $3,100
Decorative trimdefault
$6,300 new × 40% good × 1.24 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.24 allocation
- $700
Shelvingdefault
$1,500 new × 40% good × 1.24 allocation
- $4,400
Window coverings (36)default
$9,000 new × 40% good × 1.24 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$10,700 new × 62% good × 1.24 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 62% good × 1.24 allocation
- $4,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.24 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,700
Paving: driveway & walks (paved)default
$12,500 new × 50% good × 1.24 allocation
- $7,400
Landscaping (typical)default
$12,000 new × 50% good × 1.24 allocation
- $2,200
Patiosdefault
$3,600 new × 50% good × 1.24 allocation
- $2,200
Decks & porches (attached)default
$3,600 new × 50% good × 1.24 allocation
- $3,700
Fencinglisting
$6,000 new × 50% good × 1.24 allocation
- $331,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$392,700 new × 68% good × 1.24 allocation
- $31,200
Building plumbing & fixturesdefault
$40,800 new × 62% good × 1.24 allocation
- $33,000
Building electrical & lightingdefault
$43,100 new × 62% good × 1.24 allocation
- $20,100
HVACdefault
$40,700 new × 40% good × 1.24 allocation
- $11,500
Hardwood & tile floorsdefault
$23,200 new × 40% good × 1.24 allocation
- $7,400
Septic systemlisting
$12,000 new × 50% good × 1.24 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,000 | $23,200 | $500 | $84,700 |
| 2 | $0 | $0 | $11,100 | $11,100 |
| 3 | $0 | $0 | $11,100 | $11,100 |
| 4 | $0 | $0 | $11,100 | $11,100 |
| 5 | $0 | $0 | $11,100 | $11,100 |
| 6+ | $0 | $0 | $389,800 | $389,800 |
| Total | $61,000 | $23,200 | $434,800 | $519,000 |
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: 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.