Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

202C Depot St

Blue Ridge, GA 30513

$779,999

2 bd · 2.5 ba · 1,224 sqft · Listed 2d ago

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

1,224

Lot sqft

6,534

HOA / mo

None

Furnished

List date

2026-10-24T04:11:39.000000Z

Revenue

Annual revenue

$55,540

ADR

$260

Occupancy

59%

Cleaning fees (12 mo)

$10,420

Confidence

Med (58.52), 20 comps

Comp revenue range (p25 / median / p75)

$34,876$54,720$59,146

Median revenue of shown comps: $54,720

Modern Rustic Loft Suite in Downtown Blue Ridge
Loft · 2 bd · 2 ba · sleeps 6 · 144 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $60,819ADR $213Occ ≈ 78%5★ (253)
Airbnb Vrbo Booking
Luxe Loft in DT BlueRidge Near Shops w/ EV Charger
Loft · 2 bd · 2 ba · sleeps 4 · 384 ft
Revenue $75,534ADR $374Occ ≈ 55%5★ (253)
Airbnb Vrbo Booking
Perch 2- DT Blue Ridge, Walk 2 Shops & Restaurants
Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 394 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $58,479ADR $376Occ ≈ 43%4.8★ (32)
Airbnb Vrbo Booking
Middle of Main Street LOFT Downtown Blue Ridge
Cottage · 2 bd · 2 ba · sleeps 4 · 413 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $34,970ADR $240Occ ≈ 40%5★ (45)
Airbnb Vrbo
Charming 2BR Cottage in Downtown Blue Ridge
Cottage · 2 bd · 2 ba · sleeps 4 · 0.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $33,375ADR $251Occ ≈ 36%5★ (158)
Airbnb Vrbo
Postcard Perfect Downtown- Walk 2 Shops & Dining!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $52,154ADR $308Occ ≈ 46%4.9★ (20)
Airbnb Vrbo Booking
Top floor condo overlooking historic Downtown Blue Ridge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $55,327ADR $349Occ ≈ 43%5★ (163)
Vrbo
Martini Mountain Downtown Loft
Apartment · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $17,510ADR $284Occ ≈ 17%5★ (11)
Airbnb
Heart of Downtown| Lux Condo| Walk to Everything |
Apartment · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $67,636ADR $293Occ ≈ 63%5★ (185)
Airbnb Vrbo Booking
Martini Mountain Downtown Loft
Apartment · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,130ADR $388Occ ≈ 15%5★ (1)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Modern Rustic Loft Suite in Downtown Blue Ridge Loft A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 6	$60,819	$213	78%	5★ (253)	144 ft	Airbnb Vrbo Booking
Luxe Loft in DT BlueRidge Near Shops w/ EV Charger Loft	2 bd · 2 ba · sleeps 4	$75,534	$374	55%	5★ (253)	384 ft	Airbnb Vrbo Booking
Perch 2- DT Blue Ridge, Walk 2 Shops & Restaurants Condominium (condo) A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 5	$58,479	$376	43%	4.8★ (32)	394 ft	Airbnb Vrbo Booking
Middle of Main Street LOFT Downtown Blue Ridge Cottage A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 4	$34,970	$240	40%	5★ (45)	413 ft	Airbnb Vrbo
Charming 2BR Cottage in Downtown Blue Ridge Cottage A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$33,375	$251	36%	5★ (158)	0.1 mi	Airbnb Vrbo
Postcard Perfect Downtown- Walk 2 Shops & Dining! Condominium (condo) A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 4	$52,154	$308	46%	4.9★ (20)	0.1 mi	Airbnb Vrbo Booking
Top floor condo overlooking historic Downtown Blue Ridge! Condominium (condo) A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$55,327	$349	43%	5★ (163)	0.1 mi	Vrbo
Martini Mountain Downtown Loft Apartment A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$17,510	$284	17%	5★ (11)	0.2 mi	Airbnb
Heart of Downtown\| Lux Condo\| Walk to Everything \| Apartment A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 4	$67,636	$293	63%	5★ (185)	0.2 mi	Airbnb Vrbo Booking
Martini Mountain Downtown Loft Apartment A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$21,130	$388	15%	5★ (1)	0.2 mi	Vrbo

Show 10 more

SHOP, DINE, UNWIND…All from a Downtown Penthouse!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $42,762ADR $335Occ ≈ 35%5★ (91)
Vrbo
Perch 3- DT Blue Ridge Condo, King Beds, Balcony
Condominium (condo) · 2 bd · 2 ba · sleeps 5 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $54,113ADR $370Occ ≈ 40%4.6★ (34)
Airbnb Vrbo Booking
Limelight Cottage, Walk to Downtown, No Mgmt Fees!
Cottage · 2 bd · 2.5 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $34,593ADR $261Occ ≈ 36%4.9★ (231)
Airbnb Vrbo
DTBR - Fall is Here! Two King Beds, Dine, Shop!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $69,656ADR $271Occ ≈ 70%5★ (376)
Airbnb
Downtown Digs - pet friendly 2/2 in downtown BR
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $48,070ADR $262Occ ≈ 50%5★ (29)
Airbnb
Beautiful Condo in Downtown Blue Ridge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $57,446ADR $260Occ ≈ 61%5★ (353)
Airbnb Vrbo
Runner's Roost|Hot Tub|Pool Table|Dogs Welcome
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $58,588ADR $242Occ ≈ 66%5★ (217)
Airbnb Booking
Blue Bungalow 1 mile to Downtown
House · 2 bd · 2 ba · sleeps 5 · 0.7 mi
Revenue $492ADR $0Occ ≈ —5★ (29)
Airbnb
Firefly Farmhouse- River Front, Outdoor Fireplace
House · 2 bd · 2.5 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $57,138ADR $351Occ ≈ 45%5★ (22)
Airbnb Vrbo Booking
Treehouse Sauna + Hot Tub | Mountain Views
House · 2 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $81,331ADR $304Occ ≈ 73%5★ (111)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
SHOP, DINE, UNWIND…All from a Downtown Penthouse! Condominium (condo) A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$42,762	$335	35%	5★ (91)	0.2 mi	Vrbo
Perch 3- DT Blue Ridge Condo, King Beds, Balcony Condominium (condo) A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 5	$54,113	$370	40%	4.6★ (34)	0.2 mi	Airbnb Vrbo Booking
Limelight Cottage, Walk to Downtown, No Mgmt Fees! Cottage A/C Free parking Wifi Kitchen +2	2 bd · 2.5 ba · sleeps 4	$34,593	$261	36%	4.9★ (231)	0.2 mi	Airbnb Vrbo
DTBR - Fall is Here! Two King Beds, Dine, Shop! Condominium (condo) A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$69,656	$271	70%	5★ (376)	0.2 mi	Airbnb
Downtown Digs - pet friendly 2/2 in downtown BR House A/C Free parking Pets OK Wifi +2	2 bd · 2 ba · sleeps 4	$48,070	$262	50%	5★ (29)	0.2 mi	Airbnb
Beautiful Condo in Downtown Blue Ridge! Condominium (condo) A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$57,446	$260	61%	5★ (353)	0.3 mi	Airbnb Vrbo
Runner's Roost\|Hot Tub\|Pool Table\|Dogs Welcome Cabin	2 bd · 2 ba · sleeps 6	$58,588	$242	66%	5★ (217)	0.3 mi	Airbnb Booking
Blue Bungalow 1 mile to Downtown House	2 bd · 2 ba · sleeps 5	$492	$0	—	5★ (29)	0.7 mi	Airbnb
Firefly Farmhouse- River Front, Outdoor Fireplace House A/C Free parking Wifi Kitchen +3	2 bd · 2.5 ba · sleeps 6	$57,138	$351	45%	5★ (22)	0.7 mi	Airbnb Vrbo Booking
Treehouse Sauna + Hot Tub \| Mountain Views House Hot tub A/C Free parking Wifi +5	2 bd · 2 ba · sleeps 6	$81,331	$304	73%	5★ (111)	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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$55,540

NOI

$21,554

Cash flow /mo

-$2,525

Cash needed

$242,200

Cash-on-cash

-12.5%

ROE (yr 1)

-0.9%

Cap rate

2.8%

DSCR

0.42

Year-1 write-off

$144,816

Year-1 tax shield @ 32%

$46,341

Year-1 return on equity

Cash flow (annual)-$30,299
Principal paydown$4,819
Appreciation at%$23,400

ROE-0.9%

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)$11,108
Platform fees (3% of revenue)$1,666
Maintenance / capex (5% of revenue)$2,777
Utilities & supplies$4,200
HOA$0
Property tax$5,928
Insurance (STR-rated)$8,307

Cash needed to close

Down payment (25%)$195,000
Closing costs (4.0%)$31,200
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$46,341

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$663,000

Short-life (5/15-yr)

$128,000 · 19%

Year-1 deduction

$145,000

Year-1 tax shield @ 32%

$46,000

Land 15% (market default, no usable tax-record split) · building $535,000 over 39 years · new furniture $16,000

Based on: 1,224 sq ft, built 2026, 2 bd / 2.5 ba, unfurnished, listing features (flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $88,000 in year 1 (11% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$144,200

Kitchen cabinetsdefault
$8,500 new × 100% good × 3.02 allocation
$25,700
Kitchen countertopsdefault
$6,900 new × 100% good × 3.02 allocation
$21,000
Decorative trimdefault
$2,100 new × 100% good × 3.02 allocation
$6,500
Mirrorsdefault
$300 new × 100% good × 3.02 allocation
$900
Shelvingdefault
$900 new × 100% good × 3.02 allocation
$2,700
Window coverings (12)default
$3,000 new × 100% good × 3.02 allocation
$9,100
Carpet, vinyl & laminate (50% of floors)listing
$3,900 new × 100% good × 3.02 allocation
$11,900
Kitchen & laundry equipment plumbingdefault
$6,600 new × 100% good × 3.02 allocation
$20,000
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 100% good × 3.02 allocation
$12,100
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 100% good × 3.02 allocation
$18,500
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

Building, 39-year$534,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$132,500 new × 100% good × 3.02 allocation
$400,900
Building plumbing & fixturesdefault
$13,700 new × 100% good × 3.02 allocation
$41,500
Building electrical & lightingdefault
$12,800 new × 100% good × 3.02 allocation
$38,700
HVACdefault
$13,800 new × 100% good × 3.02 allocation
$41,700
Hardwood & tile floorsdefault
$3,900 new × 100% good × 3.02 allocation
$11,900

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	$144,200	$0	$600	$144,800
2	$0	$0	$13,700	$13,700
3	$0	$0	$13,700	$13,700
4	$0	$0	$13,700	$13,700
5	$0	$0	$13,700	$13,700
6+	$0	$0	$479,300	$479,300
Total	$144,200	$0	$534,800	$679,000

The building's share of the price ($663,000) is 3.0x our depreciated replacement cost of the home ($219,000). 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.