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

194 Cox Rd

Blue Ridge, GA 30513

$675,000

2 bd · 2.5 ba · 1,288 sqft · Listed today

View on Realtor.com →

Low confidenceNegative cash flow

Year built

2025

Sqft

1,288

Lot sqft

45,738

HOA / mo

Furnished

List date

2026-10-22T00:30:41.000000Z

Revenue

Annual revenue

$35,831

ADR

$226

Occupancy

43%

Cleaning fees (12 mo)

$7,483

Confidence

Low (36), 22 comps

Comp revenue range (p25 / median / p75)

$18,262$27,779$39,252

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $27,779

Sun Rise Cabin - Blue Ridge Mountain View Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $46,761ADR $268Occ ≈ 48%4.9★ (96)
Airbnb Vrbo
Sleepy Bear Hideaway- Close to Train & Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $24,562ADR $330Occ ≈ 20%5★ (34)
Airbnb Vrbo Booking
Hot Tub, Games & Outdoor Movies | 5 Mi to Downtown
Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $2,099ADR $190Occ ≈ 3%—
Airbnb
Bearadise
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $2,994ADR $149Occ ≈ 6%—
Delisted
Hot Tub | Game Room | Fire Pit | Outdoor Movies
Cabin · 2 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $28,344ADR $187Occ ≈ 42%5★ (21)
Airbnb Vrbo Booking
*NEW* Cabin with HOT TUB! | Fox Run
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $16,116ADR $575Occ ≈ 8%4.7★ (78)
Airbnb
4 BR cabin with hot tub, firepit & mountain views
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $22,738ADR $280Occ ≈ 22%4.9★ (11)
Airbnb Booking
Long range Views | 3 Min to Winery | Private
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $13,492ADR $263Occ ≈ 14%5★ (5)
Airbnb Vrbo Booking
Brand New! Huge Deck, Spa, Fire Pit, Ping Pong!
Cabin · 3 bd · 2 ba · sleeps 10 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $54,543ADR $222Occ ≈ 67%4.9★ (205)
Airbnb Vrbo
The Foxhole | Mountain View | Blue Ridge Getaway
House · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $35,810ADR $338Occ ≈ 29%5★ (2)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Sun Rise Cabin - Blue Ridge Mountain View Hot Tub Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 8	$46,761	$268	48%	4.9★ (96)	0.2 mi	Airbnb Vrbo
Sleepy Bear Hideaway- Close to Train & Hot Tub Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 8	$24,562	$330	20%	5★ (34)	0.3 mi	Airbnb Vrbo Booking
Hot Tub, Games & Outdoor Movies \| 5 Mi to Downtown Cabin	2 bd · 2 ba · sleeps 8	$2,099	$190	3%	—	0.4 mi	Airbnb
Bearadise Cabin	3 bd · 3 ba · sleeps 8	$2,994	$149	6%	—	0.4 mi	Delisted
Hot Tub \| Game Room \| Fire Pit \| Outdoor Movies Cabin	2 bd · 2 ba · sleeps 8	$28,344	$187	42%	5★ (21)	0.4 mi	Airbnb Vrbo Booking
NEW Cabin with HOT TUB! \| Fox Run Cabin	3 bd · 2 ba · sleeps 8	$16,116	$575	8%	4.7★ (78)	0.4 mi	Airbnb
4 BR cabin with hot tub, firepit & mountain views Cabin	3 bd · 3 ba · sleeps 8	$22,738	$280	22%	4.9★ (11)	0.5 mi	Airbnb Booking
Long range Views \| 3 Min to Winery \| Private Cabin A/C Free parking Wifi Kitchen +2	3 bd · 2.5 ba · sleeps 6	$13,492	$263	14%	5★ (5)	0.5 mi	Airbnb Vrbo Booking
Brand New! Huge Deck, Spa, Fire Pit, Ping Pong! Cabin Hot tub A/C Free parking Wifi +5	3 bd · 2 ba · sleeps 10	$54,543	$222	67%	4.9★ (205)	0.5 mi	Airbnb Vrbo
The Foxhole \| Mountain View \| Blue Ridge Getaway House	3 bd · 2.5 ba · sleeps 6	$35,810	$338	29%	5★ (2)	0.5 mi	Airbnb

Show 13 more

Blue Moon Rise - Hot tub, Mountain views, Fire pit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $86,040ADR $321Occ ≈ 73%5★ (25)
Delisted
Mae’s Cottage in the Clouds
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $19,720ADR $212Occ ≈ 25%4.9★ (161)
Airbnb Vrbo Booking
Two King Suites! Endless View! Close to Town. All paved roads. Pet Friendly.
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $54,647ADR $203Occ ≈ 74%5★ (328)
Vrbo
Holiday House- Pet Friendly, HotTub, Modern Luxury
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $40,074ADR $344Occ ≈ 32%4.8★ (12)
Airbnb Vrbo
Blue Moon Rise -Pets OK, Mountain View, Hot tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $16,803ADR $372Occ ≈ 12%5★ (2)
Airbnb Vrbo
Bougie in Blue Ridge
Cottage · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $22,531ADR $162Occ ≈ 38%4.9★ (74)
Airbnb Vrbo
Blue Moon Rise | Top Luxury with Vineyard Views
House · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $41,666ADR $294Occ ≈ 39%5★ (15)
Airbnb
Holiday House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $38,429ADR $318Occ ≈ 33%—
Booking
Lux Upr Cbn, Mtn views, pvt pool, spa, pickleball
Cabin · 1 bd · 1.5 ba · sleeps 3 · 0.7 mi
Revenue $5,356ADR $424Occ ≈ 3%—
Airbnb Vrbo
My Deer Cabin Come make lasting memories with us.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $34,152ADR $177Occ ≈ 53%5★ (65)
Airbnb
Logging Memories | Mtn Views + Hot Tub + Games
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $35,344ADR $343Occ ≈ 28%4.8★ (154)
Airbnb Vrbo Booking
Gorgeous Blue Ridge Mountain Retreat: Deck + View!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.8 mi
Revenue $20,369ADR $266Occ ≈ 21%4.7★ (11)
Airbnb
Gorgeous Blue Ridge Mountain Retreat: Deck + View!
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.8 mi
Revenue $27,779ADR $323Occ ≈ 24%5★ (3)
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Blue Moon Rise - Hot tub, Mountain views, Fire pit Cabin	3 bd · 3 ba · sleeps 10	$86,040	$321	73%	5★ (25)	0.6 mi	Delisted
Mae’s Cottage in the Clouds Cabin A/C Free parking Pets OK Wifi +5	3 bd · 2 ba · sleeps 6	$19,720	$212	25%	4.9★ (161)	0.6 mi	Airbnb Vrbo Booking
Two King Suites! Endless View! Close to Town. All paved roads. Pet Friendly. Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3.5 ba · sleeps 6	$54,647	$203	74%	5★ (328)	0.6 mi	Vrbo
Holiday House- Pet Friendly, HotTub, Modern Luxury Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 8	$40,074	$344	32%	4.8★ (12)	0.6 mi	Airbnb Vrbo
Blue Moon Rise -Pets OK, Mountain View, Hot tub Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 6	$16,803	$372	12%	5★ (2)	0.7 mi	Airbnb Vrbo
Bougie in Blue Ridge Cottage Hot tub A/C Free parking Wifi +4	3 bd · 2 ba · sleeps 6	$22,531	$162	38%	4.9★ (74)	0.7 mi	Airbnb Vrbo
Blue Moon Rise \| Top Luxury with Vineyard Views House	3 bd · 3 ba · sleeps 6	$41,666	$294	39%	5★ (15)	0.7 mi	Airbnb
Holiday House Vacation home	3 bd · 2 ba · sleeps 8	$38,429	$318	33%	—	0.7 mi	Booking
Lux Upr Cbn, Mtn views, pvt pool, spa, pickleball Cabin	1 bd · 1.5 ba · sleeps 3	$5,356	$424	3%	—	0.7 mi	Airbnb Vrbo
My Deer Cabin Come make lasting memories with us. Cabin A/C Free parking Pets OK Wifi +5	3 bd · 3 ba · sleeps 6	$34,152	$177	53%	5★ (65)	0.7 mi	Airbnb
Logging Memories \| Mtn Views + Hot Tub + Games Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 8	$35,344	$343	28%	4.8★ (154)	0.7 mi	Airbnb Vrbo Booking
Gorgeous Blue Ridge Mountain Retreat: Deck + View! Cabin	3 bd · 3 ba · sleeps 6	$20,369	$266	21%	4.7★ (11)	0.8 mi	Airbnb
Gorgeous Blue Ridge Mountain Retreat: Deck + View! Vacation home	3 bd · 3 ba · sleeps 6	$27,779	$323	24%	5★ (3)	0.8 mi	Booking

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

$35,831

NOI

$14,310

Cash flow /mo

-$2,575

Cash needed

$211,750

Cash-on-cash

-14.6%

ROE (yr 1)

-3.1%

Cap rate

2.1%

DSCR

0.32

Year-1 write-off

$165,653

Year-1 tax shield @ 32%

$53,009

Year-1 return on equity

Cash flow (annual)-$30,904
Principal paydown$4,105
Appreciation at%$20,250

ROE-3.1%

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)$7,166
Platform fees (3% of revenue)$1,075
Maintenance / capex (5% of revenue)$1,792
Utilities & supplies$4,200
HOA$0
Property tax$100
Insurance (STR-rated)$7,189

Cash needed to close

Down payment (25%)$168,750
Closing costs (4.0%)$27,000
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$53,009

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

$648,000

Short-life (5/15-yr)

$149,000 · 23%

Year-1 deduction

$166,000

Year-1 tax shield @ 32%

$53,000

Land 4% (county tax record, market value split) · building $499,000 over 39 years · new furniture $16,000

Based on: 1,288 sq ft, built 2025, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $117,000 in year 1 (16% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$124,200

Kitchen cabinetsdefault
$8,600 new × 96% good × 2.49 allocation
$20,600
Kitchen countertopsdefault
$7,100 new × 96% good × 2.49 allocation
$16,800
Decorative trimdefault
$2,300 new × 96% good × 2.49 allocation
$5,400
Mirrorsdefault
$300 new × 92% good × 2.49 allocation
$700
Shelvingdefault
$900 new × 96% good × 2.49 allocation
$2,100
Window coverings (13)default
$3,300 new × 90% good × 2.49 allocation
$7,300
Kitchen & laundry equipment plumbingdefault
$6,700 new × 98% good × 2.49 allocation
$16,400
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 98% good × 2.49 allocation
$9,900
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 92% good × 2.49 allocation
$8,900
Hot tub (freestanding)listing
$9,000 new × 90% good × 2.49 allocation
$20,100
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$40,900

Paving: driveway & walks (paved)default
$7,400 new × 96% good × 2.49 allocation
$17,800
Landscaping (typical)default
$7,200 new × 96% good × 2.49 allocation
$17,100
Patiosdefault
$1,300 new × 96% good × 2.49 allocation
$3,000
Decks & porches (attached)default
$1,300 new × 95% good × 2.49 allocation
$3,000

Building, 39-year$498,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$139,500 new × 98% good × 2.49 allocation
$341,300
Building plumbing & fixturesdefault
$14,400 new × 98% good × 2.49 allocation
$35,200
Building electrical & lightingdefault
$13,600 new × 98% good × 2.49 allocation
$33,100
HVACdefault
$14,500 new × 95% good × 2.49 allocation
$34,300
Hardwood & tile floorsdefault
$8,300 new × 96% good × 2.49 allocation
$19,800
Fireplacelisting
$2,600 new × 96% good × 2.49 allocation
$6,300
Septic systemlisting
$12,000 new × 96% good × 2.49 allocation
$28,700

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	$124,200	$40,900	$500	$165,700
2	$0	$0	$12,800	$12,800
3	$0	$0	$12,800	$12,800
4	$0	$0	$12,800	$12,800
5	$0	$0	$12,800	$12,800
6+	$0	$0	$447,000	$447,000
Total	$124,200	$40,900	$498,700	$663,800

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.