Year built
2021
Sqft
—
Lot sqft
5,227
HOA / mo
None
Furnished
Yes
List date
2026-09-01T21:12:13.000000Z
Revenue
Annual revenue
$55,309
ADR
$272
Occupancy
56%
Cleaning fees (12 mo)
$10,795
Confidence
Med (60.69), 22 comps
Comp revenue range (p25 / median / p75)
Martini Mountain Downtown Loft
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 479 ft
Revenue $12,917ADR $269Occ ≈ 13%5★ (8)
Downtown Digs - pet friendly 2/2 in downtown BR
House · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $37,679ADR $262Occ ≈ 39%5★ (29)
Top floor condo overlooking historic Downtown Blue Ridge!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $53,522ADR $349Occ ≈ 42%5★ (158)
Martini Mountain Downtown Loft
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $11,915ADR $363Occ ≈ 9%5★ (1)
SHOP, DINE, UNWIND…All from a Downtown Penthouse!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $41,915ADR $336Occ ≈ 34%5★ (88)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Martini Mountain Downtown Loft Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $12,917 | $269 | 13% | 5★ (8) | 479 ft | Airbnb |
Middle of Main Street LOFT Downtown Blue Ridge Cottage | 2 bd · 2 ba · sleeps 4 | $30,543 | $238 | 35% | 5★ (38) | 505 ft | AirbnbVrbo |
Luxe Loft in DT BlueRidge Near Shops w/ EV Charger Loft | 2 bd · 2 ba · sleeps 4 | $77,660 | $370 | 58% | 5★ (253) | 0.1 mi | AirbnbVrboBooking |
Perch 2- DT Blue Ridge, Walk 2 Shops & Restaurants Condominium (condo) | 2 bd · 2 ba · sleeps 5 | $62,330 | $370 | 46% | 4.8★ (30) | 0.1 mi | AirbnbVrboBooking |
Downtown Digs - pet friendly 2/2 in downtown BR House | 2 bd · 2 ba · sleeps 4 | $37,679 | $262 | 39% | 5★ (29) | 0.1 mi | Airbnb |
Modern Rustic Loft Suite in Downtown Blue Ridge Loft | 2 bd · 2 ba · sleeps 6 | $61,069 | $215 | 78% | 5★ (245) | 0.2 mi | AirbnbVrboBooking |
Top floor condo overlooking historic Downtown Blue Ridge! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $53,522 | $349 | 42% | 5★ (158) | 0.2 mi | Vrbo |
Martini Mountain Downtown Loft Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $11,915 | $363 | 9% | 5★ (1) | 0.2 mi | Vrbo |
SHOP, DINE, UNWIND…All from a Downtown Penthouse! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $41,915 | $336 | 34% | 5★ (88) | 0.2 mi | Vrbo |
Heart of Downtown| Lux Condo| Walk to Everything | Apartment | 2 bd · 2 ba · sleeps 4 | $65,967 | $295 | 61% | 5★ (177) | 0.2 mi | AirbnbVrboBooking |
Show all 22 comps
DTBR - Summer Fun! Two King Beds, Dine, Shop!
Condominium (condo) · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $69,032ADR $266Occ ≈ 71%5★ (372)
Treehouse Sauna + Hot Tub | Mountain Views
House · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $81,457ADR $303Occ ≈ 74%5★ (106)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Perch 3- DT Blue Ridge Condo, King Beds, Balcony Condominium (condo) | 2 bd · 2 ba · sleeps 5 | $56,644 | $370 | 42% | 4.7★ (32) | 0.2 mi | AirbnbVrboBooking |
Runner's Roost|Hot Tub|Pool Table|Dogs Welcome Cabin | 2 bd · 2 ba · sleeps 6 | $55,609 | $242 | 63% | 5★ (217) | 0.2 mi | AirbnbVrboBooking |
Postcard Perfect Downtown- Walk 2 Shops & Dining! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $54,230 | $308 | 48% | 4.9★ (20) | 0.2 mi | AirbnbVrboBooking |
Charming 2BR Cottage in Downtown Blue Ridge Cottage | 2 bd · 2 ba · sleeps 4 | $32,942 | $250 | 36% | 5★ (152) | 0.2 mi | AirbnbVrbo |
DTBR - Summer Fun! Two King Beds, Dine, Shop! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $69,032 | $266 | 71% | 5★ (372) | 0.2 mi | Airbnb |
Beautiful Condo in Downtown Blue Ridge! Condominium (condo) | 2 bd · 2 ba · sleeps 4 | $58,751 | $258 | 62% | 5★ (349) | 0.2 mi | AirbnbVrbo |
Limelight Cottage, Walk to Downtown, No Mgmt Fees! Cottage | 2 bd · 2.5 ba · sleeps 4 | $35,712 | $262 | 37% | 5★ (228) | 0.4 mi | AirbnbVrbo |
Firefly Farmhouse- River Front, Outdoor Fireplace House | 2 bd · 2.5 ba · sleeps 6 | $60,869 | $342 | 49% | 5★ (21) | 0.5 mi | AirbnbVrboBooking |
Treehouse Sauna + Hot Tub | Mountain Views House | 2 bd · 2 ba · sleeps 6 | $81,457 | $303 | 74% | 5★ (106) | 0.5 mi | Airbnb |
Eagles View - Blue Ridge Cabin | 2 bd · 2.5 ba · sleeps 4 | $62,563 | $303 | 57% | 4.7★ (43) | 0.7 mi | AirbnbVrboBooking |
Tree Top Hideaway - Private with Games + Firepit! Cabin | 2 bd · 2 ba · sleeps 6 | $56,006 | $223 | 69% | 5★ (1) | 0.7 mi | AirbnbVrbo |
Mountaintop Blue Ridge Cabin: 2 Mi to Downtown Cabin | 2 bd · 2 ba · sleeps 4 | $18,089 | $246 | 20% | 4.8★ (17) | 0.8 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
Est. revenue
$55,309
NOI
$26,263
Cash flow /mo
$2,189
Cash needed
$779,896
Cash-on-cash (all cash)
3.4%
ROE (yr 1)
6.3%
Cap rate
3.5%
DSCR
—
Year-1 write-off
$145,292
Year-1 tax shield @ 32%
$46,494
Year-1 return on equity
- Cash flow (annual)$26,263
- Principal paydown (n/a, cash)$0
- Appreciation at%$22,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,062
- Platform fees (3% of revenue)$1,659
- Maintenance / capex (5% of revenue)$2,765
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,373
- Insurance (STR-rated)$7,986
Cash needed to close
- Purchase price (all cash)$749,900
- Closing costs (4.0%)$29,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,494
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
$632,000
Short-life (5/15-yr)
$144,000 · 23%
Year-1 deduction
$145,000
Year-1 tax shield @ 32%
$46,000
Land 16% (county tax record, market value split) · building $488,000 over 39 years
Based on: ~1,400 sq ft (from beds), built 2021, 2 bd / 2.5 ba, furnished, listing features (fence, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $102,000 in year 1 (16% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,500
Kitchen cabinetsdefault
$8,900 new × 80% good × 2.60 allocation
- $15,100
Kitchen countertopsdefault
$7,300 new × 80% good × 2.60 allocation
- $5,100
Decorative trimdefault
$2,500 new × 80% good × 2.60 allocation
- $500
Mirrorsdefault
$300 new × 58% good × 2.60 allocation
- $1,900
Shelvingdefault
$900 new × 80% good × 2.60 allocation
- $4,600
Window coverings (14)default
$3,500 new × 50% good × 2.60 allocation
- $4,600
Carpet, vinyl & laminate (33% of floors)listing
$3,000 new × 58% good × 2.60 allocation
- $16,200
Kitchen & laundry equipment plumbingdefault
$6,900 new × 90% good × 2.60 allocation
- $9,800
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 90% good × 2.60 allocation
- $12,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 58% good × 2.60 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $16,200
Paving: driveway & walks (paved)default
$7,800 new × 80% good × 2.60 allocation
- $15,500
Landscaping (typical)default
$7,500 new × 80% good × 2.60 allocation
- $2,900
Patiosdefault
$1,400 new × 80% good × 2.60 allocation
- $2,700
Decks & porches (attached)default
$1,400 new × 75% good × 2.60 allocation
- $11,700
Fencinglisting
$6,000 new × 75% good × 2.60 allocation
- $362,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 92% good × 2.60 allocation
- $36,800
Building plumbing & fixturesdefault
$15,700 new × 90% good × 2.60 allocation
- $35,200
Building electrical & lightingdefault
$15,000 new × 90% good × 2.60 allocation
- $30,800
HVACdefault
$15,800 new × 75% good × 2.60 allocation
- $12,500
Hardwood & tile floorsdefault
$6,000 new × 80% good × 2.60 allocation
- $11,000
Fireplaces (2)listing
$5,300 new × 80% good × 2.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,700 | $49,000 | $1,600 | $145,300 |
| 2 | $0 | $0 | $12,500 | $12,500 |
| 3 | $0 | $0 | $12,500 | $12,500 |
| 4 | $0 | $0 | $12,500 | $12,500 |
| 5 | $0 | $0 | $12,500 | $12,500 |
| 6+ | $0 | $0 | $436,700 | $436,700 |
| Total | $94,700 | $49,000 | $488,300 | $632,100 |
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.