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1579 Mangums Trl

1579 Mangums Trl

Blue Ridge, GA 30513

$949,750

4 bd · 4.5 ba · 3,120 sqft · Listed 23d ago

View on Realtor.com →
Low confidence

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)

$37,695$79,956$81,885

  • A Cabin Guests Never Want To Leave | Custom Swings

    Cabin · 4 bd · 4.5 ba · sleeps 14 · 0.2 mi

    Revenue $37,695ADR $516Occ ≈ 20%4.9★ (16)

    AirbnbVrbo

  • Angels Envy

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.5 mi

    Revenue $79,956ADR $591Occ ≈ 37%5★ (3)

    AirbnbBooking

  • A Heaven On Earth - Hiking, Fire Pit, Game Room

    Cabin · 4 bd · 3.5 ba · sleeps 11 · 0.5 mi

    Revenue $34,086ADR $415Occ ≈ 23%4.7★ (22)

    AirbnbVrboBooking

  • Sunset Ridge | $275 Off Your Stay!

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi

    Revenue $81,885ADR $622Occ ≈ 36%4.9★ (150)

    AirbnbVrboBooking

  • Gem of Blue Ridge | New Pool Added June 26'

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi

    Revenue $157,955ADR $798Occ ≈ 54%4.9★ (122)

    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

Financing

Est. revenue

$85,967

NOI

$45,550

Cash flow /mo

$3,796

Cash needed

$987,740

Cash-on-cash (all cash)

4.6%

ROE (yr 1)

7.5%

Cap rate

4.8%

DSCR

—

Year-1 write-off

$170,263

Year-1 tax shield @ 32%

$54,484

Year-1 return on equity

  • Cash flow (annual)$45,550
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$28,493
ROE7.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.0%
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

  • Purchase price (all cash)$949,750
  • 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.

5-year property$94,700

  • Kitchen cabinetsdefault

    $12,600 new × 40% good × 2.41 allocation

    $12,200

  • Kitchen countertops (stone)listing

    $12,900 new × 40% good × 2.41 allocation

    $12,400

  • Decorative trimdefault

    $5,500 new × 40% good × 2.41 allocation

    $5,300

  • Mirrorsdefault

    $600 new × 40% good × 2.41 allocation

    $600

  • Shelvingdefault

    $1,500 new × 40% good × 2.41 allocation

    $1,400

  • Window coverings (31)default

    $7,800 new × 40% good × 2.41 allocation

    $7,500

  • Carpet, vinyl & laminate (25% of floors)listing

    $5,000 new × 40% good × 2.41 allocation

    $4,800

  • Kitchen & laundry equipment plumbingdefault

    $9,800 new × 60% good × 2.41 allocation

    $14,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 60% good × 2.41 allocation

    $8,600

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.41 allocation

    $7,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.41 allocation

    $8,700

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$73,300

  • Paving: driveway & walks (paved)default

    $11,600 new × 50% good × 2.41 allocation

    $13,900

  • Landscaping (typical)default

    $11,100 new × 50% good × 2.41 allocation

    $13,400

  • Patiosdefault

    $3,100 new × 50% good × 2.41 allocation

    $3,700

  • Decks & porches (attached)listing

    $35,100 new × 50% good × 2.41 allocation

    $42,200
Building, 39-year$718,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $338,800 new × 67% good × 2.41 allocation

    $543,700

  • Building plumbing & fixturesdefault

    $35,200 new × 60% good × 2.41 allocation

    $50,800

  • Building electrical & lightingdefault

    $36,800 new × 60% good × 2.41 allocation

    $53,200

  • HVACdefault

    $35,100 new × 40% good × 2.41 allocation

    $33,800

  • Hardwood & tile floorsdefault

    $15,100 new × 40% good × 2.41 allocation

    $14,500

  • Fireplaces (3)listing

    $7,900 new × 40% good × 2.41 allocation

    $7,600

  • Septic systemlisting

    $12,000 new × 50% good × 2.41 allocation

    $14,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.