620 Wash Wilson Rd
Blue Ridge, GA 30513
$232,500
3 bd · 1 ba · 1,268 sqft · Listed 23d ago
View on Realtor.com →Year built
1980
Sqft
1,268
Lot sqft
47,045
HOA / mo
$0
Furnished
No
List date
2026-09-04T23:13:52.000000Z
Revenue
Annual revenue
$50,179
ADR
$280
Occupancy
49%
Cleaning fees (12 mo)
$8,605
Confidence
Low (34.79), 10 comps
Comp revenue range (p25 / median / p75)
Altitude Adjustment
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $32,721ADR $424Occ ≈ 21%—
Morgan Trail - Stunning Mountain Masterpiece
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $87,685ADR $342Occ ≈ 70%—
Pinnacle Place - The Height of Mountain Living
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $80,254ADR $358Occ ≈ 61%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Altitude Adjustment Vacation home | 3 bd · 2 ba · sleeps 6 | $32,721 | $424 | 21% | — | 0.2 mi | Booking |
Unique rustic farmhouse with games and charm Apartment | 3 bd · 2 ba · sleeps 8 | $7,109 | $197 | 10% | 5★ (3) | 0.3 mi | AirbnbVrboBooking |
Comfy King Beds! | NEW Arcade! | Creek! | Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $52,256 | $233 | 61% | 4.8★ (148) | 0.3 mi | AirbnbVrboBooking |
Luxe 2,500 Sq ft Historic Retreat-Near Blue Ridge Apartment | 3 bd · 2 ba · sleeps 8 | $4,612 | $197 | 6% | 5★ (3) | 0.3 mi | AirbnbBooking |
Morgan Trail - Stunning Mountain Masterpiece Vacation home | 3 bd · 3 ba · sleeps 6 | $87,685 | $342 | 70% | — | 0.4 mi | Booking |
Pinnacle Place - The Height of Mountain Living Vacation home | 4 bd · 3 ba · sleeps 9 | $80,254 | $358 | 61% | — | 0.4 mi | Booking |
Blue Ridge Cabin/Basketball-Putting Green - Creek Cabin | 4 bd · 3 ba · sleeps 12 | $113,967 | $411 | 76% | 4.9★ (144) | 0.4 mi | AirbnbVrbo |
Wildwood Creek Cabin | 3 bd · 3 ba · sleeps 6 | $46,889 | $256 | 50% | 4.9★ (13) | 0.4 mi | AirbnbBooking |
Vista Ridge- MTN Views, Hot Tub, Master on Main Cabin | 4 bd · 3 ba · sleeps 12 | $43,592 | $444 | 27% | 4.8★ (18) | 0.7 mi | AirbnbVrboBooking |
Mtn Views~Sleeps 8~Hot Tub~Game Room~Fireplace House | 3 bd · 3 ba · sleeps 8 | $59,399 | $322 | 51% | 5★ (14) | 0.8 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
$50,179
NOI
$28,160
Cash flow /mo
$1,094
Cash needed
$86,925
Cash-on-cash
15.1%
ROE (yr 1)
24.9%
Cap rate
12.1%
DSCR
1.87
Year-1 write-off
$76,016
Year-1 tax shield @ 32%
$24,325
Year-1 return on equity
- Cash flow (annual)$13,125
- Principal paydown$1,521
- Appreciation at%$6,975
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,036
- Platform fees (3% of revenue)$1,505
- Maintenance / capex (5% of revenue)$2,509
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,293
- Insurance (STR-rated)$2,476
Cash needed to close
- Down payment (25%)$58,125
- Closing costs (4.0%)$9,300
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,325
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
$219,000
Short-life (5/15-yr)
$56,000 · 26%
Year-1 deduction
$76,000
Year-1 tax shield @ 32%
$24,000
Land 6% (county tax record, market value split) · building $163,000 over 39 years · new furniture $20,000
Based on: 1,268 sq ft, built 1980, 3 bd / 1 ba, unfurnished, listing features (flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $59,000 in year 1 (18% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,200
Kitchen cabinetsdefault
$8,600 new × 40% good × 2.10 allocation
- $5,900
Kitchen countertopsdefault
$7,000 new × 40% good × 2.10 allocation
- $1,900
Decorative trimdefault
$2,200 new × 40% good × 2.10 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.10 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.10 allocation
- $2,700
Window coverings (13)default
$3,300 new × 40% good × 2.10 allocation
- $6,900
Carpet, vinyl & laminate (100% of floors)listing
$8,200 new × 40% good × 2.10 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 2.10 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.10 allocation
- $3,400
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.10 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 2.10 allocation
- $7,500
Landscaping (typical)default
$7,100 new × 50% good × 2.10 allocation
- $1,300
Patiosdefault
$1,300 new × 50% good × 2.10 allocation
- $1,300
Decks & porches (attached)default
$1,300 new × 50% good × 2.10 allocation
- $115,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$137,200 new × 40% good × 2.10 allocation
- $12,000
Building plumbing & fixturesdefault
$14,200 new × 40% good × 2.10 allocation
- $11,200
Building electrical & lightingdefault
$13,300 new × 40% good × 2.10 allocation
- $12,000
HVACdefault
$14,300 new × 40% good × 2.10 allocation
- $12,600
Septic systemlisting
$12,000 new × 50% good × 2.10 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,600 | $17,900 | $500 | $76,000 |
| 2 | $0 | $0 | $4,200 | $4,200 |
| 3 | $0 | $0 | $4,200 | $4,200 |
| 4 | $0 | $0 | $4,200 | $4,200 |
| 5 | $0 | $0 | $4,200 | $4,200 |
| 6+ | $0 | $0 | $146,100 | $146,100 |
| Total | $57,600 | $17,900 | $163,300 | $238,800 |
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.