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

50 W Shalom Ct

50 W Shalom Ct

Blue Ridge, GA 30513

$1,149,000

3 bd · 3.5 ba · 3,200 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2021

Sqft

3,200

Lot sqft

68,389

HOA / mo

None

Furnished

Yes

List date

2026-10-21T21:54:29.000000Z

Revenue

Annual revenue

$62,828

ADR

$350

Occupancy

49%

Cleaning fees (12 mo)

$11,155

Confidence

Low (23.03), 17 comps

Comp revenue range (p25 / median / p75)

$23,615$42,621$60,074

Median revenue of shown comps: $42,621

  • Altitude Adjustment - Blue Ridge

    Cabin · 3 bd · 3 ba · sleeps 9 · 397 ft

    Revenue $60,074ADR $339Occ ≈ 49%4.8★ (67)

    AirbnbBooking

  • Blue Ridge Cabin w/ Hot Tub • Game Room • Views

    Cabin · 3 bd · 3 ba · sleeps 9 · 436 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $10,886ADR $384Occ ≈ 8%5★ (3)

    AirbnbVrboBooking

  • RiverFront! PoolTable! Riverfront FirePit! HotTub!

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

    Revenue $111,508ADR $413Occ ≈ 74%5★ (87)

    AirbnbVrbo

  • Teresa's River Retreat

    Vacation home · 3 bd · 4 ba · sleeps 8 · 0.2 mi

    Revenue $112,249ADR $656Occ ≈ 47%—

    Booking

  • Teresa's River Retreat- Luxury, Riverfront, HotTub

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi

    Revenue $99,126ADR $595Occ ≈ 46%4.5★ (8)

    AirbnbVrbo

  • 100 Acre Wood Hot Tub Fire Pit Pool Table

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $37,545ADR $201Occ ≈ 51%4.8★ (37)

    AirbnbVrboBooking

  • Tranquility Cabin: Game Room, Fire Pit & Hot Tub

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi

    Revenue $10,019ADR $240Occ ≈ 11%5★ (14)

    AirbnbVrbo

  • 3BR Getaway | Fast WiFi | Hot Tub | Pool Table

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi

    Revenue $42,621ADR $250Occ ≈ 47%4.8★ (52)

    AirbnbVrboBooking

  • Falcon's Lair- Pet Friendly, Fireplace, Game Room

    Cabin · 3 bd · 4 ba · sleeps 10 · 0.3 mi

    Revenue $109,965ADR $555Occ ≈ 54%4.8★ (69)

    AirbnbVrboBooking

  • Luxury Cabin Near Blue Ridge | Hot Tub + Game Room

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    Revenue $29,847ADR $331Occ ≈ 25%4.8★ (14)

    AirbnbBooking

Show 7 more

  • Pine Home Cabin Stay

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.4 mi

    Revenue $2,725ADR $209Occ ≈ 4%4.8★ (120)

    AirbnbVrbo

  • Secluded 3BR Mountainview

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.4 mi

    Revenue $23,615ADR $244Occ ≈ 27%4.8★ (119)

    AirbnbVrboBooking

  • Cardinal House Retreat

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $24,679ADR $215Occ ≈ 31%4.8★ (141)

    AirbnbVrboBooking

  • Sunset Peak

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $48,053ADR $316Occ ≈ 42%4★ (1)

    Airbnb

  • The Lookout | Hot Tub + Game Room + Pet Friendly

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $7,711ADR $367Occ ≈ 6%5★ (2)

    AirbnbVrbo

  • The Bucking Bison-Pets, private, hot tub, gameroom

    Cabin · 3 bd · 3 ba · sleeps 7 · 0.6 mi

    Revenue $53,439ADR $310Occ ≈ 47%5★ (53)

    Airbnb

  • Secluded Modern Cabin w/ Hot tub & Creek!

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

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $51,140ADR $216Occ ≈ 65%5★ (46)

    AirbnbVrbo

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

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

Est. revenue

$62,828

NOI

$26,151

Cash flow /mo

-$4,234

Cash needed

$333,210

Cash-on-cash

-15.2%

ROE (yr 1)

-2.8%

Cap rate

2.3%

DSCR

0.34

Year-1 write-off

$191,019

Year-1 tax shield @ 32%

$61,126

Year-1 return on equity

  • Cash flow (annual)-$50,811
  • Principal paydown$6,987
  • Appreciation at%$34,470
ROE-2.8%

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)$12,566
  • Platform fees (3% of revenue)$1,885
  • Maintenance / capex (5% of revenue)$3,141
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,648
  • Insurance (STR-rated)$12,237

Cash needed to close

  • Down payment (25%)$287,250
  • Closing costs (4.0%)$45,960
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$61,126

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

$1,020,000

Short-life (5/15-yr)

$190,000 · 19%

Year-1 deduction

$191,000

Year-1 tax shield @ 32%

$61,000

Land 11% (county tax record, market value split) · building $830,000 over 39 years

Based on: 3,200 sq ft, built 2021, 3 bd / 3.5 ba, furnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $95,000 in year 1 (9% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$105,600

  • Kitchen cabinetsdefault

    $12,800 new × 80% good × 1.87 allocation

    $19,100

  • Kitchen countertopsdefault

    $10,500 new × 80% good × 1.87 allocation

    $15,600

  • Decorative trimdefault

    $5,600 new × 80% good × 1.87 allocation

    $8,400

  • Mirrorsdefault

    $500 new × 58% good × 1.87 allocation

    $500

  • Shelvingdefault

    $1,200 new × 80% good × 1.87 allocation

    $1,800

  • Window coverings (32)default

    $8,000 new × 50% good × 1.87 allocation

    $7,500

  • Kitchen & laundry equipment plumbingdefault

    $10,000 new × 90% good × 1.87 allocation

    $16,700

  • Kitchen, laundry & data equipment electricaldefault

    $6,000 new × 90% good × 1.87 allocation

    $10,100

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

    $6,700 new × 58% good × 1.87 allocation

    $7,300

  • Hot tub (freestanding)listing

    $9,000 new × 50% good × 1.87 allocation

    $8,400

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$84,500

  • Paving: driveway & walks (paved)default

    $11,700 new × 80% good × 1.87 allocation

    $17,500

  • Landscaping (minimal)listing

    $5,600 new × 80% good × 1.87 allocation

    $8,400

  • Patiosdefault

    $3,200 new × 80% good × 1.87 allocation

    $4,700

  • Decks & porches (attached)listing

    $36,000 new × 75% good × 1.87 allocation

    $50,400

  • Site lightinglisting

    $2,500 new × 75% good × 1.87 allocation

    $3,500
Building, 39-year$830,200

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

    $348,000 new × 92% good × 1.87 allocation

    $595,100

  • Building plumbing & fixturesdefault

    $36,100 new × 90% good × 1.87 allocation

    $60,600

  • Building electrical & lightingdefault

    $37,800 new × 90% good × 1.87 allocation

    $63,500

  • HVACdefault

    $36,100 new × 75% good × 1.87 allocation

    $50,400

  • Hardwood & tile floorsdefault

    $20,600 new × 80% good × 1.87 allocation

    $30,700

  • Fireplaces (3)listing

    $7,900 new × 80% good × 1.87 allocation

    $11,800

  • Septic systemlisting

    $12,000 new × 80% good × 1.87 allocation

    $17,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$105,600$84,500$900$191,000
2$0$0$21,300$21,300
3$0$0$21,300$21,300
4$0$0$21,300$21,300
5$0$0$21,300$21,300
6+$0$0$744,100$744,100
Total$105,600$84,500$830,200$1,020,300

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.