2031 Old Highway 5
Blue Ridge, GA 30513
$579,000
4 bd · 4 ba · 3,285 sqft · Listed 1d ago
View on Realtor.com →Year built
1996
Sqft
3,285
Lot sqft
119,354
HOA / mo
$0
Furnished
No
List date
2026-11-11T21:02:16.000000Z
Revenue
Annual revenue
$64,219
ADR
$365
Occupancy
48%
Cleaning fees (12 mo)
$15,283
Confidence
Low (20.79), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $34,025
NEW Modern Cabin | Views • Hot Tub • Game Room
Cabin · 4 bd · 4 ba · sleeps 10 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $10,574ADR $510Occ ≈ 6%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pickleball, Minutes to Town, Hot Tub, Mtn Views Cabin
| 4 bd · 3.5 ba · sleeps 12 | $64,768 | $437 | 41% | 4.7★ (107) | 0.1 mi | AirbnbVrbo |
Horizon Ridge amazing view, new, hot tub, fire pit Cabin
| 4 bd · 4 ba · sleeps 8 | $97,972 | $434 | 62% | 4.8★ (38) | 0.2 mi | AirbnbVrbo |
House of Views Getaway House
| 4 bd · 3 ba · sleeps 7 | $19,359 | $353 | 15% | 4.5★ (22) | 0.2 mi | AirbnbVrbo |
NEW Modern Cabin | Views • Hot Tub • Game Room Cabin
| 4 bd · 4 ba · sleeps 10 | $10,574 | $510 | 6% | 5★ (2) | 0.5 mi | Airbnb |
Modern 3-Level Cabin Retreat | Hot Tub • Fire Pit Cabin
| 4 bd · 3.5 ba · sleeps 10 | $34,025 | $252 | 37% | 4.8★ (61) | 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
Est. revenue
$64,219
NOI
$34,395
Cash flow /mo
$2,866
Cash needed
$625,160
Cash-on-cash (all cash)
5.5%
ROE (yr 1)
8.3%
Cap rate
5.9%
DSCR
—
Year-1 write-off
$116,504
Year-1 tax shield @ 32%
$37,281
Year-1 return on equity
- Cash flow (annual)$34,395
- Principal paydown (n/a, cash)$0
- Appreciation at%$17,370
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)$12,844
- Platform fees (3% of revenue)$1,927
- Maintenance / capex (5% of revenue)$3,211
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,476
- Insurance (STR-rated)$6,166
Cash needed to close
- Purchase price (all cash)$579,000
- Closing costs (4.0%)$23,160
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,281
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
$473,000
Short-life (5/15-yr)
$93,000 · 20%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$37,000
Land 18% (county tax record, market value split) · building $380,000 over 39 years · new furniture $23,000
Based on: 3,285 sq ft, built 1996, 4 bd / 4 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $67,000 in year 1 (9% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,300
Kitchen cabinetsdefault
$13,000 new × 40% good × 1.59 allocation
- $6,800
Kitchen countertopsdefault
$10,600 new × 40% good × 1.59 allocation
- $3,700
Decorative trimdefault
$5,700 new × 40% good × 1.59 allocation
- $400
Mirrorsdefault
$600 new × 40% good × 1.59 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.59 allocation
- $5,200
Window coverings (33)default
$8,300 new × 40% good × 1.59 allocation
- $6,400
Kitchen & laundry equipment plumbingdefault
$10,100 new × 40% good × 1.59 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 40% good × 1.59 allocation
- $4,500
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.59 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)listing
$14,900 new × 50% good × 1.59 allocation
- $4,500
Landscaping (minimal)listing
$5,700 new × 50% good × 1.59 allocation
- $2,600
Patiosdefault
$3,200 new × 50% good × 1.59 allocation
- $29,400
Decks & porches (attached)listing
$37,000 new × 50% good × 1.59 allocation
- $4,800
Fencinglisting
$6,000 new × 50% good × 1.59 allocation
- $283,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$356,800 new × 50% good × 1.59 allocation
- $23,600
Building plumbing & fixturesdefault
$37,100 new × 40% good × 1.59 allocation
- $24,700
Building electrical & lightingdefault
$38,900 new × 40% good × 1.59 allocation
- $23,500
HVACdefault
$37,000 new × 40% good × 1.59 allocation
- $13,400
Hardwood & tile floorsdefault
$21,100 new × 40% good × 1.59 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.59 allocation
- $9,500
Septic systemlisting
$12,000 new × 50% good × 1.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,000 | $53,100 | $400 | $116,500 |
| 2 | $0 | $0 | $9,700 | $9,700 |
| 3 | $0 | $0 | $9,700 | $9,700 |
| 4 | $0 | $0 | $9,700 | $9,700 |
| 5 | $0 | $0 | $9,700 | $9,700 |
| 6+ | $0 | $0 | $340,700 | $340,700 |
| Total | $63,000 | $53,100 | $380,100 | $496,200 |
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.