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267 Oasis Dr

267 Oasis Dr

Blue Ridge, GA 30513

$849,000

3 bd · 3 ba · 2,240 sqft · Listed 2d ago

View on Realtor.com →
Low confidence

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)

$9,623$38,631$53,690

  • 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)

    Airbnb

  • Luxury Hot Tub Mountain View Cabin w/ EV Charger

    Cabin · 3 bd · 3 ba · sleeps 8 · 417 ft

    Revenue $68,654ADR $335Occ ≈ 56%4.8★ (146)

    AirbnbVrboBooking

  • Autumn Bluff- Mtn View, Pets OK, Hottub, Gameroom

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $13,133ADR $431Occ ≈ 8%—

    Airbnb

  • 3BR Luxury Cabin • Hot Tub, Game Room & Views

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $51,785ADR $290Occ ≈ 49%4.9★ (30)

    AirbnbVrbo

  • Highlands Haven Cabin

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $5,915ADR $227Occ ≈ 7%4.7★ (7)

    AirbnbVrbo

  • Secluded cabin w/game room and mountain views

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi

    Revenue $38,631ADR $170Occ ≈ 62%4.7★ (39)

    AirbnbVrboBooking

  • Highlands Haven

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $6,112ADR $201Occ ≈ 8%5★ (2)

    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

Financing

Est. revenue

$52,844

NOI

$23,702

Cash flow /mo

$1,975

Cash needed

$902,460

Cash-on-cash (all cash)

2.6%

ROE (yr 1)

5.4%

Cap rate

2.8%

DSCR

—

Year-1 write-off

$156,025

Year-1 tax shield @ 32%

$49,928

Year-1 return on equity

  • Cash flow (annual)$23,702
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$25,470
ROE5.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.0%
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

  • Purchase price (all cash)$849,000
  • 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.

5-year property$98,000

  • Kitchen cabinetsdefault

    $10,700 new × 64% good × 2.03 allocation

    $13,900

  • Kitchen countertops (stone)listing

    $11,000 new × 64% good × 2.03 allocation

    $14,300

  • Decorative trimdefault

    $3,900 new × 64% good × 2.03 allocation

    $5,100

  • Mirrorsdefault

    $500 new × 40% good × 2.03 allocation

    $400

  • Shelvingdefault

    $1,200 new × 64% good × 2.03 allocation

    $1,600

  • Window coverings (22)default

    $5,500 new × 40% good × 2.03 allocation

    $4,500

  • Carpet, vinyl & laminate (25% of floors)listing

    $3,600 new × 40% good × 2.03 allocation

    $2,900

  • Kitchen & laundry equipment plumbingdefault

    $8,300 new × 82% good × 2.03 allocation

    $13,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 82% good × 2.03 allocation

    $8,400

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.03 allocation

    $6,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.03 allocation

    $7,300

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$56,100

  • Paving: driveway & walks (paved)default

    $9,800 new × 64% good × 2.03 allocation

    $12,800

  • Landscaping (typical)default

    $9,400 new × 64% good × 2.03 allocation

    $12,300

  • Patiosdefault

    $2,200 new × 64% good × 2.03 allocation

    $2,900

  • Decks & porches (attached)listing

    $25,200 new × 55% good × 2.03 allocation

    $28,200
Building, 39-year$573,500

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $243,100 new × 85% good × 2.03 allocation

    $420,400

  • Building plumbing & fixturesdefault

    $25,200 new × 82% good × 2.03 allocation

    $42,100

  • Building electrical & lightingdefault

    $25,700 new × 82% good × 2.03 allocation

    $42,800

  • HVACdefault

    $25,200 new × 55% good × 2.03 allocation

    $28,200

  • Hardwood & tile floorsdefault

    $10,800 new × 64% good × 2.03 allocation

    $14,100

  • Fireplaces (3)listing

    $7,900 new × 64% good × 2.03 allocation

    $10,300

  • Septic systemlisting

    $12,000 new × 64% good × 2.03 allocation

    $15,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.