94 E Highland St

Blue Ridge, GA 30513

$699,000

6 bd · 3 ba · 2,882 sqft · Listed 17d ago

View on Realtor.com →

Low confidence

Year built

1972

Sqft

2,882

Lot sqft

22,651

HOA / mo

None

Furnished

List date

2026-09-10T17:28:04.000000Z

Revenue

Annual revenue

$56,891

ADR

$388

Occupancy

40%

Cleaning fees (12 mo)

$12,093

Confidence

Low (19.3), 6 comps

Comp revenue range (p25 / median / p75)

$33,333$49,862$89,340

In Town Escape Blue Ridge
House · 5 bd · 4.5 ba · sleeps 12 · 0.2 mi
Revenue $45,578ADR $484Occ ≈ 26%5★ (47)
Airbnb Vrbo Booking
Firefly Lodge- Blue Ridge
Vacation home · 5 bd · 3 ba · sleeps 9 · 0.3 mi
Revenue $5,528ADR $267Occ ≈ 6%—
Booking
Downtown Lodge Blue Ridge, sleeps 14,walk to strip
Cabin · 5 bd · 4.5 ba · sleeps 14 · 0.4 mi
Revenue $54,145ADR $542Occ ≈ 27%5★ (98)
Airbnb Vrbo
Scenic and the City
Cabin · 5 bd · 3.5 ba · sleeps 12 · 0.4 mi
Revenue $29,251ADR $253Occ ≈ 32%4.9★ (16)
Airbnb Vrbo
3 Min to Dwntwn! Mountain Lodge w Hot Tub, FirePit
Cabin · 5 bd · 3.5 ba · sleeps 14 · 0.5 mi
Revenue $101,072ADR $419Occ ≈ 66%4.8★ (177)
Airbnb Vrbo
Luxe Summer w/ 5BR,Fireplace,Hot Tub,Dogs Ok,Views
Cabin · 5 bd · 4 ba · sleeps 14 · 0.7 mi
Revenue $146,091ADR $689Occ ≈ 58%5★ (187)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
In Town Escape Blue Ridge House	5 bd · 4.5 ba · sleeps 12	$45,578	$484	26%	5★ (47)	0.2 mi	Airbnb Vrbo Booking
Firefly Lodge- Blue Ridge Vacation home	5 bd · 3 ba · sleeps 9	$5,528	$267	6%	—	0.3 mi	Booking
Downtown Lodge Blue Ridge, sleeps 14,walk to strip Cabin	5 bd · 4.5 ba · sleeps 14	$54,145	$542	27%	5★ (98)	0.4 mi	Airbnb Vrbo
Scenic and the City Cabin	5 bd · 3.5 ba · sleeps 12	$29,251	$253	32%	4.9★ (16)	0.4 mi	Airbnb Vrbo
3 Min to Dwntwn! Mountain Lodge w Hot Tub, FirePit Cabin	5 bd · 3.5 ba · sleeps 14	$101,072	$419	66%	4.8★ (177)	0.5 mi	Airbnb Vrbo
Luxe Summer w/ 5BR,Fireplace,Hot Tub,Dogs Ok,Views Cabin	5 bd · 4 ba · sleeps 14	$146,091	$689	58%	5★ (187)	0.7 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

Purchase priceAlready furnishedTax bracket

Est. revenue

$56,891

NOI

$28,051

Cash flow /mo

$2,338

Cash needed

$762,960

Cash-on-cash (all cash)

3.7%

ROE (yr 1)

6.4%

Cap rate

4.0%

DSCR

—

Year-1 write-off

$158,874

Year-1 tax shield @ 32%

$50,840

Year-1 return on equity

Cash flow (annual)$28,051
Principal paydown (n/a, cash)$0
Appreciation at%$20,970

ROE6.4%

ROE incl. year-1 tax savings (32% bracket, STR loophole)13.1%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$11,378
Platform fees (3% of revenue)$1,707
Maintenance / capex (5% of revenue)$2,845
Utilities & supplies$4,200
HOA$0
Property tax$1,266
Insurance (STR-rated)$7,444

Cash needed to close

Purchase price (all cash)$699,000
Closing costs (4.0%)$27,960
Furnishing (bought new)$36,000

Tax savings if the STR loophole applies

Tax shield @ 32%$50,840

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

$579,000

Short-life (5/15-yr)

$121,000 · 21%

Year-1 deduction

$159,000

Year-1 tax shield @ 32%

$51,000

Land 17% (county tax record, market value split) · building $457,000 over 39 years · new furniture $36,000

Based on: 2,882 sq ft, built 1972, 6 bd / 3 ba, unfurnished, listing features (hot tub, game room, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $124,000 in year 1 (15% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$120,900

Kitchen cabinetsdefault
$12,100 new × 40% good × 2.65 allocation
$12,900
Kitchen countertopsdefault
$9,900 new × 40% good × 2.65 allocation
$10,500
Decorative trimdefault
$5,000 new × 40% good × 2.65 allocation
$5,400
Mirrorsdefault
$500 new × 40% good × 2.65 allocation
$500
Shelvingdefault
$2,100 new × 40% good × 2.65 allocation
$2,200
Window coverings (29)default
$7,300 new × 40% good × 2.65 allocation
$7,700
Carpet, vinyl & laminate (75% of floors)listing
$13,900 new × 40% good × 2.65 allocation
$14,800
Kitchen & laundry equipment plumbingdefault
$9,400 new × 40% good × 2.65 allocation
$10,000
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 40% good × 2.65 allocation
$6,100
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 2.65 allocation
$5,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.65 allocation
$9,600
Furniture bought newlisting
$30,000 new × 100% good · bought separately
$30,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$36,500

Paving: driveway & walks (paved)default
$11,100 new × 50% good × 2.65 allocation
$14,800
Landscaping (typical)default
$10,700 new × 50% good × 2.65 allocation
$14,200
Patiosdefault
$2,800 new × 50% good × 2.65 allocation
$3,800
Decks & porches (attached)default
$2,800 new × 50% good × 2.65 allocation
$3,800

Building, 39-year$457,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$312,400 new × 40% good × 2.65 allocation
$331,700
Building plumbing & fixturesdefault
$32,500 new × 40% good × 2.65 allocation
$34,500
Building electrical & lightingdefault
$33,800 new × 40% good × 2.65 allocation
$35,900
HVACdefault
$32,500 new × 40% good × 2.65 allocation
$34,500
Hardwood & tile floorsdefault
$4,600 new × 40% good × 2.65 allocation
$4,900
Septic systemlisting
$12,000 new × 50% good × 2.65 allocation
$15,900

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	$120,900	$36,500	$1,500	$158,900
2	$0	$0	$11,700	$11,700
3	$0	$0	$11,700	$11,700
4	$0	$0	$11,700	$11,700
5	$0	$0	$11,700	$11,700
6+	$0	$0	$409,100	$409,100
Total	$120,900	$36,500	$457,400	$614,900

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.