1579 Mangums Trl
Blue Ridge, GA 30513
$949,750
4 bd · 4.5 ba · 3,120 sqft · Listed 23d ago
View on Realtor.com →Year built
2006
Sqft
3,120
Lot sqft
76,666
HOA / mo
None
Furnished
Yes
List date
2026-09-04T13:54:27.000000Z
Revenue
Annual revenue
$85,967
ADR
$537
Occupancy
44%
Cleaning fees (12 mo)
$11,242
Confidence
Low (36.27), 5 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 A Cabin Guests Never Want To Leave | Custom Swings Cabin | 4 bd · 4.5 ba · sleeps 14 | $37,695 | $516 | 20% | 4.9★ (16) | 0.2 mi | AirbnbVrbo |
 Angels Envy Cabin | 4 bd · 3.5 ba · sleeps 8 | $79,956 | $591 | 37% | 5★ (3) | 0.5 mi | AirbnbBooking |
 A Heaven On Earth - Hiking, Fire Pit, Game Room Cabin | 4 bd · 3.5 ba · sleeps 11 | $34,086 | $415 | 23% | 4.7★ (22) | 0.5 mi | AirbnbVrboBooking |
 Sunset Ridge | $275 Off Your Stay! Cabin | 4 bd · 3.5 ba · sleeps 12 | $81,885 | $622 | 36% | 4.9★ (150) | 0.7 mi | AirbnbVrboBooking |
 Gem of Blue Ridge | New Pool Added June 26' Cabin | 4 bd · 3.5 ba · sleeps 12 | $157,955 | $798 | 54% | 4.9★ (122) | 0.7 mi | AirbnbVrboBooking |
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
$85,967
NOI
$45,550
Cash flow /mo
-$1,322
Cash needed
$275,428
Cash-on-cash
-5.8%
ROE (yr 1)
6.8%
Cap rate
4.8%
DSCR
0.74
Year-1 write-off
$170,263
Year-1 tax shield @ 32%
$54,484
Year-1 return on equity
- Cash flow (annual)-$15,864
- Principal paydown$6,215
- Appreciation at%$28,493
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$17,193
- Platform fees (3% of revenue)$2,579
- Maintenance / capex (5% of revenue)$4,298
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,031
- Insurance (STR-rated)$10,115
Cash needed to close
- Down payment (25%)$237,438
- Closing costs (4.0%)$37,990
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$54,484
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
$886,000
Short-life (5/15-yr)
$168,000 · 19%
Year-1 deduction
$170,000
Year-1 tax shield @ 32%
$54,000
Land 7% (county tax record, market value split) · building $718,000 over 39 years
Based on: 3,120 sq ft, built 2006, 4 bd / 4.5 ba, furnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $96,000 in year 1 (11% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$12,600 new × 40% good × 2.41 allocation
- $12,400
Kitchen countertops (stone)listing
$12,900 new × 40% good × 2.41 allocation
- $5,300
Decorative trimdefault
$5,500 new × 40% good × 2.41 allocation
- $600
Mirrorsdefault
$600 new × 40% good × 2.41 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.41 allocation
- $7,500
Window coverings (31)default
$7,800 new × 40% good × 2.41 allocation
- $4,800
Carpet, vinyl & laminate (25% of floors)listing
$5,000 new × 40% good × 2.41 allocation
- $14,200
Kitchen & laundry equipment plumbingdefault
$9,800 new × 60% good × 2.41 allocation
- $8,600
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 60% good × 2.41 allocation
- $7,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.41 allocation
- $8,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.41 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $13,900
Paving: driveway & walks (paved)default
$11,600 new × 50% good × 2.41 allocation
- $13,400
Landscaping (typical)default
$11,100 new × 50% good × 2.41 allocation
- $3,700
Patiosdefault
$3,100 new × 50% good × 2.41 allocation
- $42,200
Decks & porches (attached)listing
$35,100 new × 50% good × 2.41 allocation
- $543,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$338,800 new × 67% good × 2.41 allocation
- $50,800
Building plumbing & fixturesdefault
$35,200 new × 60% good × 2.41 allocation
- $53,200
Building electrical & lightingdefault
$36,800 new × 60% good × 2.41 allocation
- $33,800
HVACdefault
$35,100 new × 40% good × 2.41 allocation
- $14,500
Hardwood & tile floorsdefault
$15,100 new × 40% good × 2.41 allocation
- $7,600
Fireplaces (3)listing
$7,900 new × 40% good × 2.41 allocation
- $14,400
Septic systemlisting
$12,000 new × 50% good × 2.41 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,700 | $73,300 | $2,300 | $170,300 |
| 2 | $0 | $0 | $18,400 | $18,400 |
| 3 | $0 | $0 | $18,400 | $18,400 |
| 4 | $0 | $0 | $18,400 | $18,400 |
| 5 | $0 | $0 | $18,400 | $18,400 |
| 6+ | $0 | $0 | $642,200 | $642,200 |
| Total | $94,700 | $73,300 | $718,100 | $886,100 |
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.