205 Minnehaha Trl
Blue Ridge, GA 30513
$887,000
4 bd · 3 ba · 2,800 sqft · Listed 57d ago
View on Realtor.com →Year built
1996
Sqft
2,800
Lot sqft
77,537
HOA / mo
$0
Furnished
No
List date
2026-09-16T19:51:00.000000Z
Revenue
Annual revenue
$73,258
ADR
$473
Occupancy
42%
Cleaning fees (12 mo)
$13,307
Confidence
Med (55.4), 19 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $74,131
Luxury Mountain Retreat w/ Hot Tub, Views & 6 mins
House · 4 bd · 3.5 ba · sleeps 10 · 0.3 mi
Revenue $78,164ADR $997Occ ≈ 21%5★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Mountain Retreat w/ Hot Tub, Views & 6 mins House | 4 bd · 3.5 ba · sleeps 10 | $78,164 | $997 | 21% | 5★ (12) | 0.3 mi | Airbnb |
Luxury Cabin w/ View, Hot Tub, Game Room, Fire Pit Cabin
| 4 bd · 3 ba · sleeps 10 | $54,043 | $327 | 45% | 4.9★ (25) | 0.4 mi | AirbnbVrbo |
Luxury Holiday Retreat+Hot Tub+Pool Table+Mtn view Cabin
| 4 bd · 3.5 ba · sleeps 10 | $92,416 | $531 | 48% | 5★ (36) | 0.4 mi | AirbnbVrbo |
Born In The Rockies - Mtn Views, Hot Tub, Theater Cabin
| 4 bd · 3 ba · sleeps 12 | $47,355 | $377 | 34% | 4.8★ (23) | 0.4 mi | AirbnbVrbo |
Breakaway Ridge - Blue Ridge Cabin
| 4 bd · 3 ba · sleeps 10 | $121,419 | $688 | 48% | 4.8★ (24) | 0.4 mi | AirbnbVrboBooking |
Blue Jay Cabin - Mountain Tops Community Cabin
| 4 bd · 3 ba · sleeps 10 | $56,584 | $357 | 43% | 4.8★ (53) | 0.5 mi | AirbnbVrboBooking |
Views, Sauna, Hot Tub, Paved Roads, 2 Masters Cabin
| 4 bd · 3.5 ba · sleeps 10 | $70,360 | $361 | 53% | 4.9★ (187) | 0.6 mi | AirbnbVrbo |
5 Min to Downtown Views-Hot Tub-Firepit-Games Cabin
| 4 bd · 3.5 ba · sleeps 12 | $115,091 | $640 | 49% | 5★ (85) | 0.6 mi | AirbnbVrbo |
Mountain Cabin | Paved Roads, WiFi, Near Downtown! Cabin
| 4 bd · 4 ba · sleeps 12 | $48,872 | $520 | 26% | 5★ (89) | 0.7 mi | AirbnbVrboBooking |
Black Bear Falls - Big Views and Minutes from Town Cabin
| 4 bd · 3 ba · sleeps 10 | $77,902 | $400 | 53% | 5★ (22) | 0.8 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$73,258
NOI
$37,489
Cash flow /mo
-$1,725
Cash needed
$280,230
Cash-on-cash
-7.4%
ROE (yr 1)
4.1%
Cap rate
4.2%
DSCR
0.64
Year-1 write-off
$234,365
Year-1 tax shield @ 32%
$74,997
Year-1 return on equity
- Cash flow (annual)-$20,698
- Principal paydown$5,635
- Appreciation at%$26,610
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)$14,652
- Platform fees (3% of revenue)$2,198
- Maintenance / capex (5% of revenue)$3,663
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,610
- Insurance (STR-rated)$9,447
Cash needed to close
- Down payment (25%)$221,750
- Closing costs (4.0%)$35,480
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$74,997
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
$859,000
Short-life (5/15-yr)
$209,000 · 24%
Year-1 deduction
$234,000
Year-1 tax shield @ 32%
$75,000
Land 3% (county tax record, market value split) · building $649,000 over 39 years · new furniture $23,000
Based on: 2,800 sq ft, built 1996, 4 bd / 3 ba, unfurnished, listing features (deck, patio, fence, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $144,000 in year 1 (14% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,400
Kitchen cabinetsdefault
$11,900 new × 40% good × 3.23 allocation
- $15,800
Kitchen countertops (stone)listing
$12,200 new × 40% good × 3.23 allocation
- $6,300
Decorative trimdefault
$4,900 new × 40% good × 3.23 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.23 allocation
- $1,900
Shelvingdefault
$1,500 new × 40% good × 3.23 allocation
- $9,000
Window coverings (28)default
$7,000 new × 40% good × 3.23 allocation
- $11,600
Carpet, vinyl & laminate (50% of floors)listing
$9,000 new × 40% good × 3.23 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$9,300 new × 40% good × 3.23 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 40% good × 3.23 allocation
- $9,600
Appliances (range, dishwasher, disposal, refrigerator, washer, dryer)listing
$7,400 new × 40% good × 3.23 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $17,700
Paving: driveway & walks (paved)listing
$11,000 new × 50% good × 3.23 allocation
- $17,000
Landscaping (typical)default
$10,600 new × 50% good × 3.23 allocation
- $20,400
Patioslisting
$12,600 new × 50% good × 3.23 allocation
- $50,900
Decks & porches (attached)listing
$31,500 new × 50% good × 3.23 allocation
- $9,700
Fencinglisting
$6,000 new × 50% good × 3.23 allocation
- $4,000
Site lightinglisting
$2,500 new × 50% good × 3.23 allocation
- $491,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$304,000 new × 50% good × 3.23 allocation
- $40,800
Building plumbing & fixturesdefault
$31,600 new × 40% good × 3.23 allocation
- $42,300
Building electrical & lightingdefault
$32,800 new × 40% good × 3.23 allocation
- $40,800
HVACdefault
$31,500 new × 40% good × 3.23 allocation
- $11,600
Hardwood & tile floorsdefault
$9,000 new × 40% good × 3.23 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.23 allocation
- $19,400
Septic systemlisting
$12,000 new × 50% good × 3.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $112,600 | $119,700 | $2,100 | $234,400 |
| 2 | $0 | $0 | $16,600 | $16,600 |
| 3 | $0 | $0 | $16,600 | $16,600 |
| 4 | $0 | $0 | $16,600 | $16,600 |
| 5 | $0 | $0 | $16,600 | $16,600 |
| 6+ | $0 | $0 | $580,600 | $580,600 |
| Total | $112,600 | $119,700 | $649,300 | $881,600 |
The building's share of the price ($859,000) is 3.2x our depreciated replacement cost of the home ($266,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.