165 All Good Rd
Cherry Log, GA 30522
$829,000
4 bd · 2 ba · Listed 7d ago
View on Realtor.com →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)
Olivers Hideaway on Fightingtown Creek
Vacation home · 4 bd · 2 ba · sleeps 10 · 0.6 mi
Revenue $18,408ADR $964Occ ≈ 5%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Cabin: Arcade • Fire Pit • Pet Friendly Cabin | 4 bd · 3 ba · sleeps 10 | $40,100 | $216 | 51% | 4.8★ (102) | 0.4 mi | AirbnbVrbo |
Five Bears! Cabin | 4 bd · 3 ba · sleeps 8 | $58,338 | $249 | 64% | 4.8★ (118) | 0.6 mi | AirbnbVrbo |
Olivers Hideaway | Private Creek | Hot Tub | Pets Cabin | 4 bd · 2.5 ba · sleeps 10 | $69,902 | $390 | 49% | 5★ (38) | 0.6 mi | AirbnbVrbo |
Olivers Hideaway on Fightingtown Creek Vacation home | 4 bd · 2 ba · sleeps 10 | $18,408 | $964 | 5% | — | 0.6 mi | Booking |
The Secret of Blue Ridge, SHHHH don't tell anyone! Cabin | 4 bd · 3 ba · sleeps 9 | $52,809 | $368 | 39% | 4.8★ (126) | 0.6 mi | AirbnbVrboBooking |
Panoramic Views | Hot Tub, Dogs OK & Hiking Cabin | 4 bd · 3 ba · sleeps 6 | $67,621 | $282 | 66% | 5★ (218) | 0.6 mi | AirbnbVrbo |
NEW! Big Views | Hot Tub, Game Room & Fire Pit Cabin | 4 bd · 2.5 ba · sleeps 10 | $20,075 | $235 | 23% | 4.9★ (10) | 0.7 mi | AirbnbVrbo |
Cub's Trail with a Blue Ridge Mountain View Cabin | 4 bd · 2.5 ba · sleeps 10 | $31,987 | $269 | 33% | 4.8★ (60) | 0.7 mi | AirbnbVrbo |
4 BR home with balcony views and outdoor patio Cabin | 4 bd · 3 ba · sleeps 8 | $38,830 | $442 | 24% | 4.2★ (4) | 0.7 mi | AirbnbVrboBooking |
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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$45,928
NOI
$13,739
Cash flow /mo
-$3,322
Cash needed
$240,410
Cash-on-cash
-16.6%
ROE (yr 1)
-4.0%
Cap rate
1.7%
DSCR
0.26
Year-1 write-off
$165,534
Year-1 tax shield @ 32%
$52,971
Year-1 return on equity
- Cash flow (annual)-$39,867
- Principal paydown$5,425
- Appreciation at%$24,870
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$6,300
- Insurance (STR-rated)$8,829
Cash needed to close
- Down payment (25%)$207,250
- Closing costs (4.0%)$33,160
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,971
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
$706,000
Short-life (5/15-yr)
$164,000 · 23%
Year-1 deduction
$166,000
Year-1 tax shield @ 32%
$53,000
Land 15% (market default, no usable tax-record split) · building $542,000 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).
IRS-guide safe-harbor floor: $87,000 in year 1 (12% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,100
Kitchen cabinetsdefault
$11,100 new × 40% good × 3.18 allocation
- $14,400
Kitchen countertops (stone)listing
$11,300 new × 40% good × 3.18 allocation
- $5,400
Decorative trimdefault
$4,200 new × 40% good × 3.18 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.18 allocation
- $1,900
Shelvingdefault
$1,500 new × 40% good × 3.18 allocation
- $7,600
Window coverings (24)default
$6,000 new × 40% good × 3.18 allocation
- $4,900
Carpet, vinyl & laminate (25% of floors)listing
$3,900 new × 40% good × 3.18 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 3.18 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 3.18 allocation
- $9,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.18 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $16,200
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 3.18 allocation
- $15,600
Landscaping (typical)default
$9,800 new × 50% good × 3.18 allocation
- $3,800
Patiosdefault
$2,400 new × 50% good × 3.18 allocation
- $43,000
Decks & porches (attached)listing
$27,000 new × 50% good × 3.18 allocation
- $400,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,400 new × 48% good × 3.18 allocation
- $34,400
Building plumbing & fixturesdefault
$27,000 new × 40% good × 3.18 allocation
- $35,300
Building electrical & lightingdefault
$27,700 new × 40% good × 3.18 allocation
- $34,400
HVACdefault
$27,000 new × 40% good × 3.18 allocation
- $14,800
Hardwood & tile floorsdefault
$11,600 new × 40% good × 3.18 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.18 allocation
- $19,100
Septic systemlisting
$12,000 new × 50% good × 3.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,300 | $78,500 | $1,700 | $165,500 |
| 2 | $0 | $0 | $13,900 | $13,900 |
| 3 | $0 | $0 | $13,900 | $13,900 |
| 4 | $0 | $0 | $13,900 | $13,900 |
| 5 | $0 | $0 | $13,900 | $13,900 |
| 6+ | $0 | $0 | $484,900 | $484,900 |
| Total | $85,300 | $78,500 | $542,200 | $706,000 |
The building's share of the price ($697,000) is 3.2x 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: Georgia disallows 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.