Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

369 McKinney St

Blue Ridge, GA 30513

$719,000

3 bd · 3 ba · 2,640 sqft · Listed today

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

2,640

Lot sqft

10,890

HOA / mo

None

Furnished

List date

2026-10-17T01:16:15.000000Z

Revenue

Annual revenue

$52,682

ADR

$278

Occupancy

52%

Cleaning fees (12 mo)

$8,340

Confidence

Low (48.57), 21 comps

Comp revenue range (p25 / median / p75)

$28,587$51,081$63,396

Median revenue of shown comps: $51,114

Blue Ridge - In town well appointed home
House · 3 bd · 3 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $63,396ADR $248Occ ≈ 70%4.9★ (221)
Airbnb Vrbo
Luxury Cabin, Breathtaking View located in the Aska Adventure area.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $23,203ADR $333Occ ≈ 19%5★ (48)
Delisted
Luxury Blue Ridge cabin with long-range views & Peloton Bike!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $35,670ADR $521Occ ≈ 19%5★ (97)
Delisted
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $51,081ADR $247Occ ≈ 57%4.9★ (330)
Vrbo
Chestnut Ridge - Mountaintop Luxury Living
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $114,675ADR $426Occ ≈ 74%1.5★ (1)
Booking
Main & Main - Downtown Blue Ridge
Condominium (condo) · 3 bd · 3 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $75,579ADR $447Occ ≈ 46%4.8★ (54)
Airbnb Vrbo Booking
Downtown Walk Around
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $39,055ADR $302Occ ≈ 35%4.9★ (101)
Airbnb Vrbo Booking
Nest on West
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $69,903ADR $379Occ ≈ 51%—
Booking
The Clock Tower Loft | On Main Street Blue Ridge
Apartment · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $16,076ADR $521Occ ≈ 8%4.8★ (20)
Airbnb Vrbo Booking
Nest on West- Downtown BR Condo, Walk to Shops
Condominium (condo) · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $66,601ADR $413Occ ≈ 44%5★ (43)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Blue Ridge - In town well appointed home House Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 6	$63,396	$248	70%	4.9★ (221)	0.2 mi	Airbnb Vrbo
Luxury Cabin, Breathtaking View located in the Aska Adventure area. Cabin	3 bd · 3 ba · sleeps 6	$23,203	$333	19%	5★ (48)	0.2 mi	Delisted
Luxury Blue Ridge cabin with long-range views & Peloton Bike! Cabin	3 bd · 3 ba · sleeps 8	$35,670	$521	19%	5★ (97)	0.2 mi	Delisted
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More Cabin Hot tub A/C Free parking Wifi +5	3 bd · 2 ba · sleeps 6	$51,081	$247	57%	4.9★ (330)	0.2 mi	Vrbo
Chestnut Ridge - Mountaintop Luxury Living Vacation home	3 bd · 3 ba · sleeps 8	$114,675	$426	74%	1.5★ (1)	0.2 mi	Booking
Main & Main - Downtown Blue Ridge Condominium (condo) A/C Free parking Wifi Kitchen +3	3 bd · 3 ba · sleeps 6	$75,579	$447	46%	4.8★ (54)	0.3 mi	Airbnb Vrbo Booking
Downtown Walk Around House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$39,055	$302	35%	4.9★ (101)	0.3 mi	Airbnb Vrbo Booking
Nest on West Vacation home	3 bd · 2 ba · sleeps 6	$69,903	$379	51%	—	0.4 mi	Booking
The Clock Tower Loft \| On Main Street Blue Ridge Apartment	3 bd · 2.5 ba · sleeps 6	$16,076	$521	8%	4.8★ (20)	0.5 mi	Airbnb Vrbo Booking
Nest on West- Downtown BR Condo, Walk to Shops Condominium (condo) A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$66,601	$413	44%	5★ (43)	0.5 mi	Airbnb Vrbo

Show 10 more

Steps To Main Street! HotTub-Firepit-Pet Friendly!
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $50,876ADR $256Occ ≈ 54%5★ (39)
Airbnb
Bright & Spacious 3BR Cottage Downtown Blue Ridge
House · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $35,079ADR $246Occ ≈ 39%5★ (29)
Airbnb Vrbo
Messer Loop Hideaway - Downtown, Walk to Shops
Tiny house · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $4,344ADR $286Occ ≈ 4%5★ (1)
Airbnb Vrbo
Blue Ridge Cottage - Downtown
House · 3 bd · 3 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $72,898ADR $430Occ ≈ 46%4.8★ (47)
Airbnb Vrbo Booking
Castle Ridge- Hot Tub, Panoramic Views, Firepit
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $26,606ADR $455Occ ≈ 16%4.7★ (14)
Airbnb Booking
Blue Ridge Getaway w/ Hot Tub & Seasonal View!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $28,587ADR $213Occ ≈ 37%4.5★ (143)
Airbnb Vrbo Booking
3 Mins to Downtown! Mtn Views, Hot Tub, & Fire Pit
Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $62,448ADR $297Occ ≈ 58%5★ (175)
Airbnb Vrbo
NEW Sauna +Hot Tub + Pizza Oven + Fire Pit + Views
Cabin · 3 bd · 2 ba · sleeps 7 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $57,792ADR $276Occ ≈ 57%5★ (42)
Airbnb
TreeTops- Pets OK, Master on Main, ~5 min to TOWN!
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $51,146ADR $367Occ ≈ 38%4.8★ (34)
Airbnb Vrbo Booking
2 Master Suites w/view, Spa, Arcade, 5 min to town
Cabin · 3 bd · 2.5 ba · sleeps 9 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $56,988ADR $357Occ ≈ 44%5★ (102)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Steps To Main Street! HotTub-Firepit-Pet Friendly! House	3 bd · 2 ba · sleeps 6	$50,876	$256	54%	5★ (39)	0.5 mi	Airbnb
Bright & Spacious 3BR Cottage Downtown Blue Ridge House A/C Free parking Pets OK Wifi +3	3 bd · 2.5 ba · sleeps 8	$35,079	$246	39%	5★ (29)	0.6 mi	Airbnb Vrbo
Messer Loop Hideaway - Downtown, Walk to Shops Tiny house	3 bd · 2 ba · sleeps 6	$4,344	$286	4%	5★ (1)	0.6 mi	Airbnb Vrbo
Blue Ridge Cottage - Downtown House Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 8	$72,898	$430	46%	4.8★ (47)	0.6 mi	Airbnb Vrbo Booking
Castle Ridge- Hot Tub, Panoramic Views, Firepit Cabin	3 bd · 3 ba · sleeps 8	$26,606	$455	16%	4.7★ (14)	0.6 mi	Airbnb Booking
Blue Ridge Getaway w/ Hot Tub & Seasonal View! Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$28,587	$213	37%	4.5★ (143)	0.7 mi	Airbnb Vrbo Booking
3 Mins to Downtown! Mtn Views, Hot Tub, & Fire Pit Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 9	$62,448	$297	58%	5★ (175)	0.7 mi	Airbnb Vrbo
NEW Sauna +Hot Tub + Pizza Oven + Fire Pit + Views Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 7	$57,792	$276	57%	5★ (42)	0.7 mi	Airbnb
TreeTops- Pets OK, Master on Main, ~5 min to TOWN! Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 2.5 ba · sleeps 8	$51,146	$367	38%	4.8★ (34)	0.7 mi	Airbnb Vrbo Booking
2 Master Suites w/view, Spa, Arcade, 5 min to town Cabin Hot tub A/C Free parking Wifi +5	3 bd · 2.5 ba · sleeps 9	$56,988	$357	44%	5★ (102)	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

Management

Term

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

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$52,682

NOI

$20,609

Cash flow /mo

-$2,296

Cash needed

$228,010

Cash-on-cash

-12.1%

ROE (yr 1)

-0.7%

Cap rate

2.9%

DSCR

0.43

Year-1 write-off

$158,004

Year-1 tax shield @ 32%

$50,561

Year-1 return on equity

Cash flow (annual)-$27,551
Principal paydown$4,372
Appreciation at%$21,570

ROE-0.7%

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)$10,536
Platform fees (3% of revenue)$1,580
Maintenance / capex (5% of revenue)$2,634
Utilities & supplies$4,200
HOA$0
Property tax$5,464
Insurance (STR-rated)$7,657

Cash needed to close

Down payment (25%)$179,750
Closing costs (4.0%)$28,760
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$50,561

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

$611,000

Short-life (5/15-yr)

$138,000 · 23%

Year-1 deduction

$158,000

Year-1 tax shield @ 32%

$51,000

Land 15% (market default, no usable tax-record split) · building $473,000 over 39 years · new furniture $20,000

Based on: 2,640 sq ft, built 2026, 3 bd / 3 ba, unfurnished, listing features (deck, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $89,000 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$92,700

Kitchen cabinetsdefault
$11,600 new × 100% good × 1.22 allocation
$14,100
Kitchen countertopsdefault
$9,500 new × 100% good × 1.22 allocation
$11,500
Decorative trimdefault
$4,600 new × 100% good × 1.22 allocation
$5,600
Mirrorsdefault
$500 new × 100% good × 1.22 allocation
$500
Shelvingdefault
$1,200 new × 100% good × 1.22 allocation
$1,500
Window coverings (26)default
$6,500 new × 100% good × 1.22 allocation
$7,900
Carpet, vinyl & laminate (33% of floors)listing
$5,700 new × 100% good × 1.22 allocation
$6,900
Kitchen & laundry equipment plumbingdefault
$9,000 new × 100% good × 1.22 allocation
$11,000
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 100% good × 1.22 allocation
$6,600
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 100% good × 1.22 allocation
$7,400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$64,800

Paving: driveway & walks (paved)default
$10,700 new × 100% good × 1.22 allocation
$13,000
Landscaping (typical)default
$10,200 new × 100% good × 1.22 allocation
$12,500
Patiosdefault
$2,600 new × 100% good × 1.22 allocation
$3,200
Decks & porches (attached)listing
$29,700 new × 100% good × 1.22 allocation
$36,200

Building, 39-year$473,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$286,800 new × 100% good × 1.22 allocation
$349,400
Building plumbing & fixturesdefault
$29,800 new × 100% good × 1.22 allocation
$36,200
Building electrical & lightingdefault
$30,700 new × 100% good × 1.22 allocation
$37,400
HVACdefault
$29,700 new × 100% good × 1.22 allocation
$36,200
Hardwood & tile floorsdefault
$11,300 new × 100% good × 1.22 allocation
$13,800

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	$92,700	$64,800	$500	$158,000
2	$0	$0	$12,100	$12,100
3	$0	$0	$12,100	$12,100
4	$0	$0	$12,100	$12,100
5	$0	$0	$12,100	$12,100
6+	$0	$0	$424,100	$424,100
Total	$92,700	$64,800	$473,200	$630,600

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.