620 Wash Wilson Rd

Blue Ridge, GA 30513

$232,500

3 bd · 1 ba · 1,268 sqft · Listed 23d ago

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Low confidence

Year built

1980

Sqft

1,268

Lot sqft

47,045

HOA / mo

Furnished

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)

$35,439$49,573$75,040

Altitude Adjustment
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $32,721ADR $424Occ ≈ 21%—
Booking
Unique rustic farmhouse with games and charm
Apartment · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $7,109ADR $197Occ ≈ 10%5★ (3)
Airbnb Vrbo Booking
Comfy King Beds! | NEW Arcade! | Creek! | Hot Tub!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $52,256ADR $233Occ ≈ 61%4.8★ (148)
Airbnb Vrbo Booking
Luxe 2,500 Sq ft Historic Retreat-Near Blue Ridge
Apartment · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $4,612ADR $197Occ ≈ 6%5★ (3)
Airbnb Booking
Morgan Trail - Stunning Mountain Masterpiece
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $87,685ADR $342Occ ≈ 70%—
Booking
Pinnacle Place - The Height of Mountain Living
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $80,254ADR $358Occ ≈ 61%—
Booking
Blue Ridge Cabin/Basketball-Putting Green - Creek
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $113,967ADR $411Occ ≈ 76%4.9★ (144)
Airbnb Vrbo
Wildwood Creek
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $46,889ADR $256Occ ≈ 50%4.9★ (13)
Airbnb Booking
Vista Ridge- MTN Views, Hot Tub, Master on Main
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
Revenue $43,592ADR $444Occ ≈ 27%4.8★ (18)
Airbnb Vrbo Booking
Mtn Views~Sleeps 8~Hot Tub~Game Room~Fireplace
House · 3 bd · 3 ba · sleeps 8 · 0.8 mi
Revenue $59,399ADR $322Occ ≈ 51%5★ (14)
Airbnb Vrbo Booking

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	Airbnb Vrbo Booking
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	Airbnb Vrbo Booking
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	Airbnb Booking
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	Airbnb Vrbo
Wildwood Creek Cabin	3 bd · 3 ba · sleeps 6	$46,889	$256	50%	4.9★ (13)	0.4 mi	Airbnb Booking
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	Airbnb Vrbo Booking
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	Airbnb Vrbo Booking

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$50,179

NOI

$28,160

Cash flow /mo

$2,347

Cash needed

$261,300

Cash-on-cash (all cash)

10.8%

ROE (yr 1)

13.4%

Cap rate

12.1%

DSCR

—

Year-1 write-off

$76,016

Year-1 tax shield @ 32%

$24,325

Year-1 return on equity

Cash flow (annual)$28,160
Principal paydown (n/a, cash)$0
Appreciation at%$6,975

ROE13.4%

ROE incl. year-1 tax savings (32% bracket, STR loophole)22.8%

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

Purchase price (all cash)$232,500
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.

5-year property$57,600

Kitchen cabinetsdefault
$8,600 new × 40% good × 2.10 allocation
$7,200
Kitchen countertopsdefault
$7,000 new × 40% good × 2.10 allocation
$5,900
Decorative trimdefault
$2,200 new × 40% good × 2.10 allocation
$1,900
Mirrorsdefault
$200 new × 40% good × 2.10 allocation
$100
Shelvingdefault
$1,200 new × 40% good × 2.10 allocation
$1,000
Window coverings (13)default
$3,300 new × 40% good × 2.10 allocation
$2,700
Carpet, vinyl & laminate (100% of floors)listing
$8,200 new × 40% good × 2.10 allocation
$6,900
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 2.10 allocation
$5,600
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
$3,400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$17,900

Paving: driveway & walks (paved)default
$7,400 new × 50% good × 2.10 allocation
$7,800
Landscaping (typical)default
$7,100 new × 50% good × 2.10 allocation
$7,500
Patiosdefault
$1,300 new × 50% good × 2.10 allocation
$1,300
Decks & porches (attached)default
$1,300 new × 50% good × 2.10 allocation
$1,300

Building, 39-year$163,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$137,200 new × 40% good × 2.10 allocation
$115,500
Building plumbing & fixturesdefault
$14,200 new × 40% good × 2.10 allocation
$12,000
Building electrical & lightingdefault
$13,300 new × 40% good × 2.10 allocation
$11,200
HVACdefault
$14,300 new × 40% good × 2.10 allocation
$12,000
Septic systemlisting
$12,000 new × 50% good × 2.10 allocation
$12,600

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.