10042 Doublehead Gap Rd
Blue Ridge, GA 30513
$219,900
2 bd · 2 ba · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
—
Lot sqft
117,612
HOA / mo
None
Furnished
No
List date
2026-10-20T12:53:35.000000Z
Revenue
Annual revenue
$27,645
ADR
$176
Occupancy
43%
Cleaning fees (12 mo)
$5,178
Confidence
Low (47.58), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $28,897
Resting Deer - Cozy & Rustic Cabin Sleeps 1 -3
Cabin · 1 bd · 1 ba · sleeps 3 · 0.3 mi
Revenue $31,992ADR $110Occ ≈ 80%5★ (217)
Big Bear Hideaway
Vacation home · 3 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $20,095ADR $275Occ ≈ 20%—
Cozy Mountain Cabin w/ Hot Tub & Game Barn
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $25,802ADR $269Occ ≈ 26%4.9★ (73)
Big Bear Hideaway welcomes pets and boasting a majestic mountain vista, hot tub, firepit, WiFi, and a sprawling screened porch
Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi
Revenue $1,582ADR $0Occ ≈ —4.4★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Resting Deer - Cozy & Rustic Cabin Sleeps 1 -3 Cabin | 1 bd · 1 ba · sleeps 3 | $31,992 | $110 | 80% | 5★ (217) | 0.3 mi | Airbnb |
Modern Creekside Farmhouse • Firepit • Fast Wi-Fi Cabin | 3 bd · 2 ba · sleeps 6 | $35,345 | $229 | 42% | 5★ (226) | 0.3 mi | AirbnbVrbo |
Big Bear Hideaway Vacation home | 3 bd · 2 ba · sleeps 5 | $20,095 | $275 | 20% | — | 0.4 mi | Booking |
Cozy Mountain Cabin w/ Hot Tub & Game Barn Cabin | 3 bd · 2 ba · sleeps 7 | $25,802 | $269 | 26% | 4.9★ (73) | 0.5 mi | Airbnb |
Big Bear Hideaway welcomes pets and boasting a majestic mountain vista, hot tub, firepit, WiFi, and a sprawling screened porch Cabin | 2 bd · 2 ba · sleeps 5 | $1,582 | $0 | — | 4.4★ (6) | 0.5 mi | Vrbo |
Big Bear Hideaway -fenced, super private w/hot tub Cabin | 3 bd · 2.5 ba · sleeps 5 | $37,591 | $237 | 43% | 4.9★ (9) | 0.6 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$27,645
NOI
$12,543
Cash flow /mo
-$182
Cash needed
$79,771
Cash-on-cash
-2.7%
ROE (yr 1)
7.2%
Cap rate
5.7%
DSCR
0.85
Year-1 write-off
$54,284
Year-1 tax shield @ 32%
$17,371
Year-1 return on equity
- Cash flow (annual)-$2,186
- Principal paydown$1,337
- Appreciation at%$6,597
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)$5,529
- Platform fees (3% of revenue)$829
- Maintenance / capex (5% of revenue)$1,382
- Utilities & supplies$4,200
- HOA$0
- Property tax$786
- Insurance (STR-rated)$2,375
Cash needed to close
- Down payment (25%)$54,975
- Closing costs (4.0%)$8,796
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$17,371
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
$149,000
Short-life (5/15-yr)
$38,000 · 26%
Year-1 deduction
$54,000
Year-1 tax shield @ 32%
$17,000
Land 32% (county tax record, market value split) · building $111,000 over 39 years · new furniture $16,000
Based on: ~1,400 sq ft (from beds), built 2021, 2 bd / 2 ba, unfurnished, listing features (deck, fence, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $38,000 in year 1 (15% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,200
Kitchen cabinetsdefault
$8,900 new × 80% good × 0.59 allocation
- $3,400
Kitchen countertopsdefault
$7,300 new × 80% good × 0.59 allocation
- $1,200
Decorative trimdefault
$2,500 new × 80% good × 0.59 allocation
- $100
Mirrorsdefault
$300 new × 58% good × 0.59 allocation
- $400
Shelvingdefault
$900 new × 80% good × 0.59 allocation
- $1,000
Window coverings (14)default
$3,500 new × 50% good × 0.59 allocation
- $3,100
Carpet, vinyl & laminate (100% of floors)listing
$9,000 new × 58% good × 0.59 allocation
- $3,700
Kitchen & laundry equipment plumbingdefault
$6,900 new × 90% good × 0.59 allocation
- $2,200
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 90% good × 0.59 allocation
- $1,400
Appliances (range, refrigerator)listing
$4,000 new × 58% good × 0.59 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $3,700
Paving: driveway & walks (paved)default
$7,800 new × 80% good × 0.59 allocation
- $3,500
Landscaping (typical)default
$7,500 new × 80% good × 0.59 allocation
- $700
Patiosdefault
$1,400 new × 80% good × 0.59 allocation
- $7,000
Decks & porches (attached)listing
$15,800 new × 75% good × 0.59 allocation
- $2,700
Fencinglisting
$6,000 new × 75% good × 0.59 allocation
- $82,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 92% good × 0.59 allocation
- $8,400
Building plumbing & fixturesdefault
$15,700 new × 90% good × 0.59 allocation
- $8,000
Building electrical & lightingdefault
$15,000 new × 90% good × 0.59 allocation
- $7,000
HVACdefault
$15,800 new × 75% good × 0.59 allocation
- $5,700
Septic systemlisting
$12,000 new × 80% good × 0.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $36,700 | $17,500 | $100 | $54,300 |
| 2 | $0 | $0 | $2,800 | $2,800 |
| 3 | $0 | $0 | $2,800 | $2,800 |
| 4 | $0 | $0 | $2,800 | $2,800 |
| 5 | $0 | $0 | $2,800 | $2,800 |
| 6+ | $0 | $0 | $99,600 | $99,600 |
| Total | $36,700 | $17,500 | $111,100 | $165,300 |
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.