136 Honeysuckle Way Unit 20
Blue Ridge, GA 30513
$479,000
3 bd · 2 ba · 2,535 sqft · Listed today
View on Realtor.com →Year built
1992
Sqft
2,535
Lot sqft
36,590
HOA / mo
$42
Furnished
No
List date
2026-10-01T11:26:21.000000Z
Revenue
Annual revenue
$41,931
ADR
$231
Occupancy
50%
Cleaning fees (12 mo)
$8,305
Confidence
Low (51.91), 12 comps
Comp revenue range (p25 / median / p75)
Perfect Getaway Lots 2 Do! Upscale Real-Log Cabin & Great Rate! Families/Couples
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $32,639ADR $241Occ ≈ 37%5★ (204)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Enchanted Ridge Cabin | 3 bd · 3 ba · sleeps 6 | $49,405 | $240 | 56% | 5★ (37) | 440 ft | AirbnbVrbo |
Creek*Fire Pit*Hot Tub*Pool Table*Arcade*Forest Cabin | 3 bd · 3 ba · sleeps 6 | $50,279 | $213 | 65% | 5★ (180) | 0.3 mi | AirbnbVrbo |
Aska Escape - Fireplaces, Hottub and more! Cabin | 3 bd · 3 ba · sleeps 6 | $25,699 | $248 | 28% | 4.8★ (7) | 0.4 mi | AirbnbVrbo |
Perfect Getaway Lots 2 Do! Upscale Real-Log Cabin & Great Rate! Families/Couples Cabin | 3 bd · 3 ba · sleeps 6 | $32,639 | $241 | 37% | 5★ (204) | 0.5 mi | Vrbo |
The Gathering Cabin | 3 bd · 3 ba · sleeps 6 | $19,094 | $217 | 24% | 5★ (18) | 0.6 mi | AirbnbVrbo |
Sleeps 8, TV Room, Hot Tub, Fire pit, PuttingGreen Cabin | 3 bd · 3 ba · sleeps 8 | $38,577 | $228 | 46% | 5★ (46) | 0.7 mi | AirbnbVrbo |
Three Honey Bears Cabin with private Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $11,579 | $240 | 13% | 4.9★ (52) | 0.7 mi | AirbnbVrbo |
The Serenity Grove Cabin | 3 bd · 3 ba · sleeps 6 | $20,843 | $244 | 23% | 5★ (3) | 0.7 mi | AirbnbVrboBooking |
Talking Waters - Fishing Camp Cabin | 3 bd · 2 ba · sleeps 6 | $52,596 | $273 | 53% | 4.9★ (81) | 0.7 mi | AirbnbVrboBooking |
Aska River House - Riverside relaxation! Cabin | 3 bd · 2 ba · sleeps 8 | $48,472 | $300 | 44% | 4.8★ (22) | 0.7 mi | AirbnbVrboBooking |
Show all 12 comps
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
$41,931
NOI
$19,751
Cash flow /mo
-$935
Cash needed
$158,410
Cash-on-cash
-7.1%
ROE (yr 1)
4.0%
Cap rate
4.1%
DSCR
0.64
Year-1 write-off
$123,846
Year-1 tax shield @ 32%
$39,631
Year-1 return on equity
- Cash flow (annual)-$11,223
- Principal paydown$3,135
- Appreciation at%$14,370
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)$8,386
- Platform fees (3% of revenue)$1,258
- Maintenance / capex (5% of revenue)$2,097
- Utilities & supplies$4,200
- HOA$504
- Property tax$634
- Insurance (STR-rated)$5,101
Cash needed to close
- Down payment (25%)$119,750
- Closing costs (4.0%)$19,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,631
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
$455,000
Short-life (5/15-yr)
$104,000 · 23%
Year-1 deduction
$124,000
Year-1 tax shield @ 32%
$40,000
Land 5% (county tax record, market value split) · building $351,000 over 39 years · new furniture $20,000
Based on: 2,535 sq ft, built 1992, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (11% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$11,400 new × 40% good × 2.10 allocation
- $7,800
Kitchen countertopsdefault
$9,300 new × 40% good × 2.10 allocation
- $3,700
Decorative trimdefault
$4,400 new × 40% good × 2.10 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.10 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.10 allocation
- $5,200
Window coverings (25)default
$6,300 new × 40% good × 2.10 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$8,800 new × 40% good × 2.10 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 40% good × 2.10 allocation
- $5,300
Appliances (microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$6,300 new × 40% good × 2.10 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,900
Paving: driveway & walks (paved)default
$10,400 new × 50% good × 2.10 allocation
- $10,500
Landscaping (typical)default
$10,000 new × 50% good × 2.10 allocation
- $2,600
Patiosdefault
$2,500 new × 50% good × 2.10 allocation
- $29,900
Decks & porches (attached)listing
$28,500 new × 50% good × 2.10 allocation
- $5,200
Gazebo / pergolalisting
$5,000 new × 50% good × 2.10 allocation
- $250,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$275,500 new × 43% good × 2.10 allocation
- $24,000
Building plumbing & fixturesdefault
$28,600 new × 40% good × 2.10 allocation
- $24,700
Building electrical & lightingdefault
$29,400 new × 40% good × 2.10 allocation
- $24,000
HVACdefault
$28,600 new × 40% good × 2.10 allocation
- $13,700
Hardwood & tile floorsdefault
$16,300 new × 40% good × 2.10 allocation
- $2,200
Fireplacelisting
$2,600 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 | $64,200 | $59,200 | $400 | $123,800 |
| 2 | $0 | $0 | $9,000 | $9,000 |
| 3 | $0 | $0 | $9,000 | $9,000 |
| 4 | $0 | $0 | $9,000 | $9,000 |
| 5 | $0 | $0 | $9,000 | $9,000 |
| 6+ | $0 | $0 | $315,000 | $315,000 |
| Total | $64,200 | $59,200 | $351,400 | $474,900 |
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.