22 Mangums Trl

Blue Ridge, GA 30513

$380,000

3 bd · 2 ba · 1,088 sqft · Listed 1d ago

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Low confidence

Year built

1997

Sqft

1,088

Lot sqft

71,003

HOA / mo

None

Furnished

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)

$21,065$26,799$45,717

Median revenue of shown comps: $25,949

Cohutta Hideaway
House · 3 bd · 2.5 ba · sleeps 7 · 0.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $20,682ADR $223Occ ≈ 25%5★ (14)
Airbnb Vrbo
3BR Retreat • Pets Welcome, Firepit, Scenic Escape
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $26,799ADR $206Occ ≈ 36%5★ (10)
Airbnb Vrbo
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)
Booking
Cub Creek Cabin - Fire Pit & a Creek!
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $18,831ADR $266Occ ≈ 19%5★ (43)
Airbnb Vrbo
Designer Cabin in the Woods with Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $21,703ADR $206Occ ≈ 29%5★ (73)
Airbnb Vrbo
Mountain Abode - Hot tub & mountain views
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Wifi
- Kitchen
- +3
Revenue $52,330ADR $308Occ ≈ 47%4.7★ (27)
Airbnb Vrbo Booking
Blue Ridge Retreat|Mountain View Hot Tub& Fire Pit
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $84,952ADR $450Occ ≈ 52%4.5★ (2)
Airbnb Booking
The A-Frame on top of the mountain!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $28,915ADR $313Occ ≈ 25%5★ (19)
Airbnb Vrbo
Log Cabin w Stunning Views-Free Flexible Ck In-Out
Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $64,507ADR $373Occ ≈ 47%5★ (115)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cohutta Hideaway House A/C Free parking Wifi Kitchen +2	3 bd · 2.5 ba · sleeps 7	$20,682	$223	25%	5★ (14)	0.1 mi	Airbnb Vrbo
3BR Retreat • Pets Welcome, Firepit, Scenic Escape Cabin A/C Free parking Pets OK Wifi +4	3 bd · 2 ba · sleeps 6	$26,799	$206	36%	5★ (10)	0.3 mi	Airbnb Vrbo
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 A/C Free parking Wifi Kitchen +4	3 bd · 3 ba · sleeps 10	$18,831	$266	19%	5★ (43)	0.3 mi	Airbnb Vrbo
Designer Cabin in the Woods with Hot Tub Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 6	$21,703	$206	29%	5★ (73)	0.5 mi	Airbnb Vrbo
Mountain Abode - Hot tub & mountain views Cabin Hot tub A/C Wifi Kitchen +3	3 bd · 3 ba · sleeps 6	$52,330	$308	47%	4.7★ (27)	0.6 mi	Airbnb Vrbo Booking
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	Airbnb Booking
The A-Frame on top of the mountain! Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$28,915	$313	25%	5★ (19)	0.7 mi	Airbnb Vrbo
Log Cabin w Stunning Views-Free Flexible Ck In-Out Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 9	$64,507	$373	47%	5★ (115)	0.7 mi	Airbnb Vrbo

Show 2 more

Cherry Log Cabin | Hot Tub, Arcade & Pool Table
Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $41,867ADR $288Occ ≈ 40%4.8★ (131)
Airbnb Vrbo
Solitude, Escape the ordinary. MtnViews/Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.8 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $25,099ADR $337Occ ≈ 20%5★ (149)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cherry Log Cabin \| Hot Tub, Arcade & Pool Table Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 9	$41,867	$288	40%	4.8★ (131)	0.7 mi	Airbnb Vrbo
Solitude, Escape the ordinary. MtnViews/Hot Tub Cabin Hot tub A/C Free parking Wifi +5	3 bd · 3 ba · sleeps 8	$25,099	$337	20%	5★ (149)	0.8 mi	Airbnb Vrbo

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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$32,183

NOI

$14,030

Cash flow /mo

$1,169

Cash needed

$414,700

Cash-on-cash (all cash)

3.4%

ROE (yr 1)

6.1%

Cap rate

3.7%

DSCR

—

Year-1 write-off

$91,985

Year-1 tax shield @ 32%

$29,435

Year-1 return on equity

Cash flow (annual)$14,030
Principal paydown (n/a, cash)$0
Appreciation at%$11,400

ROE6.1%

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

Purchase price (all cash)$380,000
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.

5-year property$71,700

Kitchen cabinetsdefault
$8,200 new × 40% good × 3.25 allocation
$10,600
Kitchen countertops (stone)listing
$8,400 new × 40% good × 3.25 allocation
$10,900
Decorative trimdefault
$1,900 new × 40% good × 3.25 allocation
$2,500
Mirrorsdefault
$300 new × 40% good × 3.25 allocation
$400
Shelvingdefault
$1,200 new × 40% good × 3.25 allocation
$1,600
Window coverings (11)default
$2,800 new × 40% good × 3.25 allocation
$3,600
Kitchen & laundry equipment plumbingdefault
$6,400 new × 42% good × 3.25 allocation
$8,700
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 42% good × 3.25 allocation
$5,300
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 3.25 allocation
$8,700
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$20,000

Paving: driveway & walks (paved)default
$6,800 new × 50% good × 3.25 allocation
$11,100
Landscaping (minimal)listing
$3,300 new × 50% good × 3.25 allocation
$5,300
Patiosdefault
$1,100 new × 50% good × 3.25 allocation
$1,700
Decks & porches (attached)default
$1,100 new × 50% good × 3.25 allocation
$1,700

Building, 39-year$277,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$117,400 new × 52% good × 3.25 allocation
$197,300
Building plumbing & fixturesdefault
$12,200 new × 42% good × 3.25 allocation
$16,600
Building electrical & lightingdefault
$11,100 new × 42% good × 3.25 allocation
$15,100
HVACdefault
$12,300 new × 40% good × 3.25 allocation
$15,900
Hardwood & tile floorsdefault
$7,000 new × 40% good × 3.25 allocation
$9,100
Fireplacelisting
$2,600 new × 40% good × 3.25 allocation
$3,400
Septic systemlisting
$12,000 new × 50% good × 3.25 allocation
$19,500

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.