267 Oasis Dr
Blue Ridge, GA 30513
$849,000
3 bd · 3 ba · 2,240 sqft · Listed 2d ago
View on Realtor.com →Year built
2017
Sqft
2,240
Lot sqft
71,874
HOA / mo
$29
Furnished
No
List date
2026-09-25T18:02:16.000000Z
Revenue
Annual revenue
$52,844
ADR
$266
Occupancy
54%
Cleaning fees (12 mo)
$9,865
Confidence
Low (24.58), 7 comps
Comp revenue range (p25 / median / p75)
Experience Roxy’s Retreat in Blue Ridge, GA
Cabin · 3 bd · 3.5 ba · sleeps 8 · 151 ft
Revenue $55,594ADR $285Occ ≈ 53%5★ (91)
Autumn Bluff- Mtn View, Pets OK, Hottub, Gameroom
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $13,133ADR $431Occ ≈ 8%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Experience Roxy’s Retreat in Blue Ridge, GA Cabin | 3 bd · 3.5 ba · sleeps 8 | $55,594 | $285 | 53% | 5★ (91) | 151 ft | Airbnb |
Luxury Hot Tub Mountain View Cabin w/ EV Charger Cabin | 3 bd · 3 ba · sleeps 8 | $68,654 | $335 | 56% | 4.8★ (146) | 417 ft | AirbnbVrboBooking |
Autumn Bluff- Mtn View, Pets OK, Hottub, Gameroom Cabin | 3 bd · 3 ba · sleeps 8 | $13,133 | $431 | 8% | — | 0.1 mi | Airbnb |
3BR Luxury Cabin • Hot Tub, Game Room & Views Cabin | 3 bd · 3 ba · sleeps 8 | $51,785 | $290 | 49% | 4.9★ (30) | 0.1 mi | AirbnbVrbo |
Highlands Haven Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $5,915 | $227 | 7% | 4.7★ (7) | 0.7 mi | AirbnbVrbo |
Secluded cabin w/game room and mountain views Cabin | 3 bd · 2.5 ba · sleeps 8 | $38,631 | $170 | 62% | 4.7★ (39) | 0.7 mi | AirbnbVrboBooking |
Highlands Haven Cabin | 3 bd · 3 ba · sleeps 6 | $6,112 | $201 | 8% | 5★ (2) | 0.7 mi | Airbnb |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$52,844
NOI
$23,702
Cash flow /mo
-$2,600
Cash needed
$265,710
Cash-on-cash
-11.7%
ROE (yr 1)
-0.1%
Cap rate
2.8%
DSCR
0.43
Year-1 write-off
$156,025
Year-1 tax shield @ 32%
$49,928
Year-1 return on equity
- Cash flow (annual)-$31,198
- Principal paydown$5,556
- Appreciation at%$25,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,569
- Platform fees (3% of revenue)$1,585
- Maintenance / capex (5% of revenue)$2,642
- Utilities & supplies$4,200
- HOA$348
- Property tax$756
- Insurance (STR-rated)$9,042
Cash needed to close
- Down payment (25%)$212,250
- Closing costs (4.0%)$33,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,928
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
$708,000
Short-life (5/15-yr)
$135,000 · 19%
Year-1 deduction
$156,000
Year-1 tax shield @ 32%
$50,000
Land 17% (county tax record, market value split) · building $574,000 over 39 years · new furniture $20,000
Based on: 2,240 sq ft, built 2017, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $93,000 in year 1 (10% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,900
Kitchen cabinetsdefault
$10,700 new × 64% good × 2.03 allocation
- $14,300
Kitchen countertops (stone)listing
$11,000 new × 64% good × 2.03 allocation
- $5,100
Decorative trimdefault
$3,900 new × 64% good × 2.03 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.03 allocation
- $1,600
Shelvingdefault
$1,200 new × 64% good × 2.03 allocation
- $4,500
Window coverings (22)default
$5,500 new × 40% good × 2.03 allocation
- $2,900
Carpet, vinyl & laminate (25% of floors)listing
$3,600 new × 40% good × 2.03 allocation
- $13,900
Kitchen & laundry equipment plumbingdefault
$8,300 new × 82% good × 2.03 allocation
- $8,400
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 82% good × 2.03 allocation
- $6,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.03 allocation
- $7,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.03 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$9,800 new × 64% good × 2.03 allocation
- $12,300
Landscaping (typical)default
$9,400 new × 64% good × 2.03 allocation
- $2,900
Patiosdefault
$2,200 new × 64% good × 2.03 allocation
- $28,200
Decks & porches (attached)listing
$25,200 new × 55% good × 2.03 allocation
- $420,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$243,100 new × 85% good × 2.03 allocation
- $42,100
Building plumbing & fixturesdefault
$25,200 new × 82% good × 2.03 allocation
- $42,800
Building electrical & lightingdefault
$25,700 new × 82% good × 2.03 allocation
- $28,200
HVACdefault
$25,200 new × 55% good × 2.03 allocation
- $14,100
Hardwood & tile floorsdefault
$10,800 new × 64% good × 2.03 allocation
- $10,300
Fireplaces (3)listing
$7,900 new × 64% good × 2.03 allocation
- $15,600
Septic systemlisting
$12,000 new × 64% good × 2.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $98,000 | $56,100 | $1,800 | $156,000 |
| 2 | $0 | $0 | $14,700 | $14,700 |
| 3 | $0 | $0 | $14,700 | $14,700 |
| 4 | $0 | $0 | $14,700 | $14,700 |
| 5 | $0 | $0 | $14,700 | $14,700 |
| 6+ | $0 | $0 | $512,900 | $512,900 |
| Total | $98,000 | $56,100 | $573,500 | $727,700 |
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.