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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

165 All Good Rd

165 All Good Rd

Cherry Log, GA 30522

$799,900

4 bd · 2 ba · Listed 53d ago

View on Realtor.com →
Est. land %Negative cash flow

Year built

1995

Sqft

—

Lot sqft

331,927

HOA / mo

None

Furnished

Yes

List date

2026-09-20T12:48:32.000000Z

Revenue

Annual revenue

$45,928

ADR

$265

Occupancy

47%

Cleaning fees (12 mo)

$8,836

Confidence

Med (56.77), 9 comps

Comp revenue range (p25 / median / p75)

$31,987$40,100$58,338

Median revenue of shown comps: $36,044

  • Blue Ridge Cabin: Arcade • Fire Pit • Pet Friendly

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.4 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $40,100ADR $216Occ ≈ 51%4.8★ (102)

    AirbnbVrbo

  • Olivers Hideaway | Private Creek | Hot Tub | Pets

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $69,902ADR $390Occ ≈ 49%5★ (38)

    AirbnbVrbo

  • Olivers Hideaway on Fightingtown Creek

    Vacation home · 4 bd · 2 ba · sleeps 10 · 0.6 mi

    Revenue $18,408ADR $964Occ ≈ 5%—

    Booking

  • The Secret of Blue Ridge, SHHHH don't tell anyone!

    Cabin · 4 bd · 3 ba · sleeps 9 · 0.6 mi

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

    Revenue $52,809ADR $368Occ ≈ 39%4.8★ (126)

    AirbnbVrboBooking

  • NEW! Big Views | Hot Tub, Game Room & Fire Pit

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $20,075ADR $235Occ ≈ 23%4.9★ (10)

    AirbnbVrbo

  • Cub's Trail with a Blue Ridge Mountain View

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi

    Revenue $31,987ADR $269Occ ≈ 33%4.8★ (60)

    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

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$45,928

NOI

$14,270

Cash flow /mo

-$3,184

Cash needed

$231,971

Cash-on-cash

-16.5%

ROE (yr 1)

-3.9%

Cap rate

1.8%

DSCR

0.27

Year-1 write-off

$159,984

Year-1 tax shield @ 32%

$51,195

Year-1 return on equity

  • Cash flow (annual)-$38,204
  • Principal paydown$5,082
  • Appreciation at%$23,997
ROE-3.9%

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)$9,186
  • Platform fees (3% of revenue)$1,378
  • Maintenance / capex (5% of revenue)$2,296
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,079
  • Insurance (STR-rated)$8,519

Cash needed to close

  • Down payment (25%)$199,975
  • Closing costs (4.0%)$31,996
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$51,195

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

$681,000

Short-life (5/15-yr)

$158,000 · 23%

Year-1 deduction

$160,000

Year-1 tax shield @ 32%

$51,000

Land 15% (market default, no usable tax-record split) · building $523,000 over 39 years

Based on: ~2,400 sq ft (from beds), built 1995, 4 bd / 2 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $84,000 in year 1 (12% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,600

  • Kitchen cabinetsdefault

    $11,100 new × 40% good × 3.07 allocation

    $13,600

  • Kitchen countertops (stone)listing

    $11,300 new × 40% good × 3.07 allocation

    $13,900

  • Decorative trimdefault

    $4,200 new × 40% good × 3.07 allocation

    $5,200

  • Mirrorsdefault

    $300 new × 40% good × 3.07 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 3.07 allocation

    $1,800

  • Window coverings (24)default

    $6,000 new × 40% good × 3.07 allocation

    $7,400

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

    $3,900 new × 40% good × 3.07 allocation

    $4,700

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 40% good × 3.07 allocation

    $10,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 3.07 allocation

    $6,400

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

    $7,700 new × 40% good × 3.07 allocation

    $9,500

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200
15-year land improvements$75,700

  • Paving: driveway & walks (paved)default

    $10,200 new × 50% good × 3.07 allocation

    $15,600

  • Landscaping (typical)default

    $9,800 new × 50% good × 3.07 allocation

    $15,000

  • Patiosdefault

    $2,400 new × 50% good × 3.07 allocation

    $3,600

  • Decks & porches (attached)listing

    $27,000 new × 50% good × 3.07 allocation

    $41,500
Building, 39-year$523,000

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

    $260,400 new × 48% good × 3.07 allocation

    $386,600

  • Building plumbing & fixturesdefault

    $27,000 new × 40% good × 3.07 allocation

    $33,200

  • Building electrical & lightingdefault

    $27,700 new × 40% good × 3.07 allocation

    $34,000

  • HVACdefault

    $27,000 new × 40% good × 3.07 allocation

    $33,200

  • Hardwood & tile floorsdefault

    $11,600 new × 40% good × 3.07 allocation

    $14,200

  • Fireplacelisting

    $2,600 new × 40% good × 3.07 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 50% good × 3.07 allocation

    $18,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$82,600$75,700$1,700$160,000
2$0$0$13,400$13,400
3$0$0$13,400$13,400
4$0$0$13,400$13,400
5$0$0$13,400$13,400
6+$0$0$467,700$467,700
Total$82,600$75,700$523,000$681,300

The building's share of the price ($672,000) is 3.1x 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.