Year built
1960
Sqft
792
Lot sqft
6,970
HOA / mo
$0
Furnished
No
List date
2026-09-02T14:07:23.000000Z
Revenue
Annual revenue
$54,290
ADR
$255
Occupancy
58%
Cleaning fees (12 mo)
$10,551
Confidence
Med (56.02), 20 comps
Comp revenue range (p25 / median / p75)
DTBR - Summer Fun! Two King Beds, Dine, Shop!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $69,032ADR $266Occ ≈ 71%5★ (372)
Downtown Digs - pet friendly 2/2 in downtown BR
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $37,679ADR $262Occ ≈ 39%5★ (29)
SHOP, DINE, UNWIND…All from a Downtown Penthouse!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $41,915ADR $336Occ ≈ 34%5★ (88)
Martini Mountain Downtown Loft
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $11,915ADR $363Occ ≈ 9%5★ (1)
Top floor condo overlooking historic Downtown Blue Ridge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $53,522ADR $349Occ ≈ 42%5★ (158)
Martini Mountain Downtown Loft
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $12,917ADR $269Occ ≈ 13%5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Walk to Shops | Luxury cottage | Firepit & Bikes House | 2 bd · 1 ba · sleeps 4 | $60,407 | $232 | 71% | 4.9★ (283) | 246 ft | AirbnbVrbo |
Beautiful Condo in Downtown Blue Ridge! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $58,751 | $258 | 62% | 5★ (349) | 0.3 mi | AirbnbVrbo |
DTBR - Summer Fun! Two King Beds, Dine, Shop! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $69,032 | $266 | 71% | 5★ (372) | 0.3 mi | Airbnb |
Downtown Digs - pet friendly 2/2 in downtown BR House | 2 bd · 2 ba · sleeps 4 | $37,679 | $262 | 39% | 5★ (29) | 0.3 mi | Airbnb |
Perch 3- DT Blue Ridge Condo, King Beds, Balcony Condominium (condo) | 2 bd · 2 ba · sleeps 5 | $56,644 | $370 | 42% | 4.7★ (32) | 0.3 mi | AirbnbVrboBooking |
SHOP, DINE, UNWIND…All from a Downtown Penthouse! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $41,915 | $336 | 34% | 5★ (88) | 0.3 mi | Vrbo |
Martini Mountain Downtown Loft Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $11,915 | $363 | 9% | 5★ (1) | 0.3 mi | Vrbo |
Heart of Downtown| Lux Condo| Walk to Everything | Apartment | 2 bd · 2 ba · sleeps 4 | $65,967 | $295 | 61% | 5★ (177) | 0.3 mi | AirbnbVrboBooking |
Top floor condo overlooking historic Downtown Blue Ridge! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $53,522 | $349 | 42% | 5★ (158) | 0.4 mi | Vrbo |
Martini Mountain Downtown Loft Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $12,917 | $269 | 13% | 5★ (8) | 0.4 mi | Airbnb |
Show all 20 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Lovely Brick Cottage in Downtown Blue Ridge Vacation home | 2 bd · 1 ba · sleeps 4 | $41,314 | $236 | 48% | 5★ (186) | 0.4 mi | AirbnbVrbo |
 Postcard Perfect Downtown- Walk 2 Shops & Dining! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $54,230 | $308 | 48% | 4.9★ (20) | 0.4 mi | AirbnbVrboBooking |
 Charming 2BR Cottage in Downtown Blue Ridge Cottage | 2 bd · 2 ba · sleeps 4 | $32,942 | $250 | 36% | 5★ (152) | 0.4 mi | AirbnbVrbo |
 Perch 2- DT Blue Ridge, Walk 2 Shops & Restaurants Condominium (condo) | 2 bd · 2 ba · sleeps 5 | $62,330 | $370 | 46% | 4.8★ (30) | 0.4 mi | AirbnbVrboBooking |
 Middle of Main Street LOFT Downtown Blue Ridge Cottage | 2 bd · 2 ba · sleeps 4 | $30,543 | $238 | 35% | 5★ (38) | 0.5 mi | AirbnbVrbo |
 Luxe Loft in DT BlueRidge Near Shops w/ EV Charger Loft | 2 bd · 2 ba · sleeps 4 | $77,660 | $370 | 58% | 5★ (253) | 0.5 mi | AirbnbVrboBooking |
 Modern Rustic Loft Suite in Downtown Blue Ridge Loft | 2 bd · 2 ba · sleeps 6 | $61,069 | $215 | 78% | 5★ (245) | 0.5 mi | AirbnbVrboBooking |
 Runner's Roost|Hot Tub|Pool Table|Dogs Welcome Cabin | 2 bd · 2 ba · sleeps 6 | $55,609 | $242 | 63% | 5★ (217) | 0.5 mi | AirbnbVrboBooking |
 Walk to Downtown Blue Ridge | Dog OK + Bungalow Tiny house | 2 bd · 1 ba · sleeps 4 | $65,350 | $269 | 67% | 5★ (314) | 0.7 mi | AirbnbVrboBooking |
 Blue Bungalow 1 mile to Downtown House | 2 bd · 2 ba · sleeps 5 | $492 | $246 | 1% | 5★ (29) | 0.7 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
Est. revenue
$54,290
NOI
$31,212
Cash flow /mo
$2,601
Cash needed
$301,896
Cash-on-cash (all cash)
10.3%
ROE (yr 1)
13.1%
Cap rate
11.4%
DSCR
—
Year-1 write-off
$87,230
Year-1 tax shield @ 32%
$27,914
Year-1 return on equity
- Cash flow (annual)$31,212
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,247
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,858
- Platform fees (3% of revenue)$1,629
- Maintenance / capex (5% of revenue)$2,715
- Utilities & supplies$4,200
- HOA$0
- Property tax$749
- Insurance (STR-rated)$2,928
Cash needed to close
- Purchase price (all cash)$274,900
- Closing costs (4.0%)$10,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,914
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
$195,000
Short-life (5/15-yr)
$71,000 · 36%
Year-1 deduction
$87,000
Year-1 tax shield @ 32%
$28,000
Land 29% (county tax record, market value split) · building $124,000 over 39 years · new furniture $16,000
Based on: 792 sq ft, built 1960, 2 bd / 1 ba, unfurnished, listing features (deck, flooring types, appliance list).
IRS-guide safe-harbor floor: $57,000 in year 1 (21% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,500
Kitchen cabinetsdefault
$7,500 new × 40% good × 2.81 allocation
- $6,900
Kitchen countertopsdefault
$6,200 new × 40% good × 2.81 allocation
- $1,600
Decorative trimdefault
$1,400 new × 40% good × 2.81 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.81 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.81 allocation
- $2,200
Window coverings (8)default
$2,000 new × 40% good × 2.81 allocation
- $5,700
Carpet, vinyl & laminate (100% of floors)listing
$5,100 new × 40% good × 2.81 allocation
- $6,600
Kitchen & laundry equipment plumbingdefault
$5,900 new × 40% good × 2.81 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$3,500 new × 40% good × 2.81 allocation
- $4,500
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.81 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $8,200
Paving: driveway & walks (paved)default
$5,800 new × 50% good × 2.81 allocation
- $7,900
Landscaping (typical)default
$5,600 new × 50% good × 2.81 allocation
- $1,100
Patiosdefault
$800 new × 50% good × 2.81 allocation
- $12,500
Decks & porches (attached)listing
$8,900 new × 50% good × 2.81 allocation
- $96,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$85,500 new × 40% good × 2.81 allocation
- $9,900
Building plumbing & fixturesdefault
$8,800 new × 40% good × 2.81 allocation
- $8,200
Building electrical & lightingdefault
$7,300 new × 40% good × 2.81 allocation
- $10,000
HVACdefault
$8,900 new × 40% good × 2.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,200 | $29,700 | $400 | $87,200 |
| 2 | $0 | $0 | $3,200 | $3,200 |
| 3 | $0 | $0 | $3,200 | $3,200 |
| 4 | $0 | $0 | $3,200 | $3,200 |
| 5 | $0 | $0 | $3,200 | $3,200 |
| 6+ | $0 | $0 | $111,000 | $111,000 |
| Total | $57,200 | $29,700 | $124,200 | $211,000 |
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.