22 Mangums Trl
Blue Ridge, GA 30513
$380,000
3 bd · 2 ba · 1,088 sqft · Listed 1d ago
View on Realtor.com →Year built
1997
Sqft
1,088
Lot sqft
71,003
HOA / mo
None
Furnished
No
List date
2026-10-27T15:21:00.000000Z
Revenue
Annual revenue
$32,183
ADR
$238
Occupancy
37%
Cleaning fees (12 mo)
$6,289
Confidence
Low (39.94), 13 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $25,949
Cozy Blue Ridge Mountain Cabin
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $10,149ADR $222Occ ≈ 13%4.7★ (7)
Delisted
S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $21,065ADR $219Occ ≈ 26%4.8★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cohutta Hideaway House
| 3 bd · 2.5 ba · sleeps 7 | $20,682 | $223 | 25% | 5★ (14) | 0.1 mi | AirbnbVrbo |
3BR Retreat • Pets Welcome, Firepit, Scenic Escape Cabin
| 3 bd · 2 ba · sleeps 6 | $26,799 | $206 | 36% | 5★ (10) | 0.3 mi | AirbnbVrbo |
Cozy Blue Ridge Mountain Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $10,149 | $222 | 13% | 4.7★ (7) | 0.3 mi | Delisted |
S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table Vacation home | 3 bd · 2 ba · sleeps 6 | $21,065 | $219 | 26% | 4.8★ (3) | 0.3 mi | Booking |
Cub Creek Cabin - Fire Pit & a Creek! Cabin
| 3 bd · 3 ba · sleeps 10 | $18,831 | $266 | 19% | 5★ (43) | 0.3 mi | AirbnbVrbo |
Designer Cabin in the Woods with Hot Tub Cabin
| 3 bd · 2 ba · sleeps 6 | $21,703 | $206 | 29% | 5★ (73) | 0.5 mi | AirbnbVrbo |
Mountain Abode - Hot tub & mountain views Cabin
| 3 bd · 3 ba · sleeps 6 | $52,330 | $308 | 47% | 4.7★ (27) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge Retreat|Mountain View Hot Tub& Fire Pit House | 3 bd · 2 ba · sleeps 6 | $84,952 | $450 | 52% | 4.5★ (2) | 0.7 mi | AirbnbBooking |
The A-Frame on top of the mountain! Cabin
| 3 bd · 2 ba · sleeps 6 | $28,915 | $313 | 25% | 5★ (19) | 0.7 mi | AirbnbVrbo |
Log Cabin w Stunning Views-Free Flexible Ck In-Out Cabin
| 3 bd · 3 ba · sleeps 9 | $64,507 | $373 | 47% | 5★ (115) | 0.7 mi | AirbnbVrbo |
Show 2 more
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cherry Log Cabin | Hot Tub, Arcade & Pool Table Cabin
| 3 bd · 3 ba · sleeps 9 | $41,867 | $288 | 40% | 4.8★ (131) | 0.7 mi | AirbnbVrbo |
 Solitude, Escape the ordinary. MtnViews/Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $25,099 | $337 | 20% | 5★ (149) | 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$32,183
NOI
$14,030
Cash flow /mo
-$936
Cash needed
$129,700
Cash-on-cash
-8.7%
ROE (yr 1)
1.9%
Cap rate
3.7%
DSCR
0.56
Year-1 write-off
$91,985
Year-1 tax shield @ 32%
$29,435
Year-1 return on equity
- Cash flow (annual)-$11,232
- Principal paydown$2,348
- Appreciation at%$11,400
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)$6,437
- Platform fees (3% of revenue)$965
- Maintenance / capex (5% of revenue)$1,609
- Utilities & supplies$4,200
- HOA$0
- Property tax$895
- Insurance (STR-rated)$4,047
Cash needed to close
- Down payment (25%)$95,000
- Closing costs (4.0%)$15,200
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,435
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
$349,000
Short-life (5/15-yr)
$72,000 · 21%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$29,000
Land 8% (county tax record, market value split) · building $277,000 over 39 years · new furniture $20,000
Based on: 1,088 sq ft, built 1997, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.25 allocation
- $10,900
Kitchen countertops (stone)listing
$8,400 new × 40% good × 3.25 allocation
- $2,500
Decorative trimdefault
$1,900 new × 40% good × 3.25 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.25 allocation
- $1,600
Shelvingdefault
$1,200 new × 40% good × 3.25 allocation
- $3,600
Window coverings (11)default
$2,800 new × 40% good × 3.25 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$6,400 new × 42% good × 3.25 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 42% good × 3.25 allocation
- $8,700
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 3.25 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,100
Paving: driveway & walks (paved)default
$6,800 new × 50% good × 3.25 allocation
- $5,300
Landscaping (minimal)listing
$3,300 new × 50% good × 3.25 allocation
- $1,700
Patiosdefault
$1,100 new × 50% good × 3.25 allocation
- $1,700
Decks & porches (attached)default
$1,100 new × 50% good × 3.25 allocation
- $197,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$117,400 new × 52% good × 3.25 allocation
- $16,600
Building plumbing & fixturesdefault
$12,200 new × 42% good × 3.25 allocation
- $15,100
Building electrical & lightingdefault
$11,100 new × 42% good × 3.25 allocation
- $15,900
HVACdefault
$12,300 new × 40% good × 3.25 allocation
- $9,100
Hardwood & tile floorsdefault
$7,000 new × 40% good × 3.25 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.25 allocation
- $19,500
Septic systemlisting
$12,000 new × 50% good × 3.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,700 | $20,000 | $300 | $92,000 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,300 | $248,300 |
| Total | $71,700 | $20,000 | $277,000 | $368,700 |
The building's share of the price ($349,000) is 3.3x our depreciated replacement cost of the home ($107,000). 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.