116 W Main St Ste 3E
Blue Ridge, GA 30513
$998,700
3 bd · 2 ba · 1,534 sqft · Listed 1d ago
View on Realtor.com →Year built
2018
Sqft
1,534
Lot sqft
—
HOA / mo
None
Furnished
Yes
List date
2026-09-30T18:00:49.000000Z
Revenue
Annual revenue
$57,652
ADR
$306
Occupancy
52%
Cleaning fees (12 mo)
$8,364
Confidence
Med (55.18), 14 comps
Comp revenue range (p25 / median / p75)
Downtown in this cozy pet and family friendly mid century cottage
House · 3 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $43,555ADR $146Occ ≈ 82%4.8★ (257)
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $50,751ADR $246Occ ≈ 57%4.9★ (327)
Chestnut Ridge - Mountaintop Luxury Living
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $108,451ADR $425Occ ≈ 70%1.5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Nest on West Vacation home | 3 bd · 2 ba · sleeps 6 | $65,087 | $356 | 50% | — | 30 ft | Booking |
The Clock Tower Loft | On Main Street Blue Ridge Apartment | 3 bd · 2.5 ba · sleeps 6 | $16,386 | $521 | 9% | 4.8★ (20) | 325 ft | AirbnbVrboBooking |
Nest on West- Downtown BR Condo, Walk to Shops Condominium (condo) | 3 bd · 2 ba · sleeps 6 | $65,791 | $408 | 44% | 5★ (41) | 384 ft | AirbnbVrbo |
Main & Main - Downtown Blue Ridge Condominium (condo) | 3 bd · 3 ba · sleeps 6 | $80,709 | $449 | 49% | 4.8★ (53) | 0.1 mi | AirbnbVrboBooking |
Steps To Main Street! HotTub-Firepit-Pet Friendly! House | 3 bd · 2 ba · sleeps 6 | $48,462 | $256 | 52% | 5★ (39) | 0.2 mi | AirbnbVrbo |
Downtown in this cozy pet and family friendly mid century cottage House | 3 bd · 1 ba · sleeps 5 | $43,555 | $146 | 82% | 4.8★ (257) | 0.2 mi | Vrbo |
Downtown Walk Around House | 3 bd · 2 ba · sleeps 6 | $40,759 | $313 | 36% | 4.9★ (99) | 0.2 mi | AirbnbVrboBooking |
Blue Ridge Cottage - Downtown House | 3 bd · 3 ba · sleeps 8 | $73,139 | $427 | 47% | 4.8★ (46) | 0.2 mi | AirbnbVrboBooking |
Affordable! Mtn Views, Game Room, Hot Tub, Amenities & More Cabin | 3 bd · 2 ba · sleeps 6 | $50,751 | $246 | 57% | 4.9★ (327) | 0.2 mi | Vrbo |
Chestnut Ridge - Mountaintop Luxury Living Vacation home | 3 bd · 3 ba · sleeps 8 | $108,451 | $425 | 70% | 1.5★ (1) | 0.2 mi | Booking |
Show all 14 comps
Luxury Blue Ridge cabin with long-range views & Peloton Bike!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $35,542ADR $523Occ ≈ 19%5★ (97)
Luxury Cabin, Breathtaking View located in the Aska Adventure area.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $29,093ADR $350Occ ≈ 23%5★ (48)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Blue Ridge cabin with long-range views & Peloton Bike! Cabin | 3 bd · 3 ba · sleeps 8 | $35,542 | $523 | 19% | 5★ (97) | 0.2 mi | Vrbo |
Luxury Cabin, Breathtaking View located in the Aska Adventure area. Cabin | 3 bd · 3 ba · sleeps 6 | $29,093 | $350 | 23% | 5★ (48) | 0.2 mi | Vrbo |
Blue Ridge - In town well appointed home House | 3 bd · 3 ba · sleeps 6 | $62,685 | $242 | 71% | 4.9★ (217) | 0.6 mi | AirbnbVrbo |
*Ada's Best* Handicap Accessible * Downtown* House | 3 bd · 2.5 ba · sleeps 4 | $32,373 | $178 | 50% | 4.8★ (39) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$57,652
NOI
$19,083
Cash flow /mo
-$3,791
Cash needed
$289,623
Cash-on-cash
-15.7%
ROE (yr 1)
-3.1%
Cap rate
1.9%
DSCR
0.30
Year-1 write-off
$124,266
Year-1 tax shield @ 32%
$39,765
Year-1 return on equity
- Cash flow (annual)-$45,497
- Principal paydown$6,535
- Appreciation at%$29,961
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)$11,530
- Platform fees (3% of revenue)$1,730
- Maintenance / capex (5% of revenue)$2,883
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,590
- Insurance (STR-rated)$10,636
Cash needed to close
- Down payment (25%)$249,675
- Closing costs (4.0%)$39,948
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,765
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
$850,000
Short-life (5/15-yr)
$122,000 · 14%
Year-1 deduction
$124,000
Year-1 tax shield @ 32%
$40,000
Land 15% (market default, no usable tax-record split) · building $728,000 over 39 years
Based on: 1,534 sq ft, built 2018, 3 bd / 2 ba, furnished, listing features (stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $65,000 in year 1 (7% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $23,900
Kitchen cabinetsdefault
$9,200 new × 68% good × 3.84 allocation
- $24,500
Kitchen countertops (stone)listing
$9,400 new × 68% good × 3.84 allocation
- $7,000
Decorative trimdefault
$2,700 new × 68% good × 3.84 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.84 allocation
- $3,100
Shelvingdefault
$1,200 new × 68% good × 3.84 allocation
- $5,800
Window coverings (15)default
$3,800 new × 40% good × 3.84 allocation
- $23,000
Kitchen & laundry equipment plumbingdefault
$7,100 new × 84% good × 3.84 allocation
- $13,900
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 84% good × 3.84 allocation
- $12,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 3.84 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $553,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,100 new × 87% good × 3.84 allocation
- $55,600
Building plumbing & fixturesdefault
$17,200 new × 84% good × 3.84 allocation
- $53,900
Building electrical & lightingdefault
$16,700 new × 84% good × 3.84 allocation
- $39,800
HVACdefault
$17,300 new × 60% good × 3.84 allocation
- $25,800
Hardwood & tile floorsdefault
$9,900 new × 68% good × 3.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $121,900 | $0 | $2,300 | $124,300 |
| 2 | $0 | $0 | $18,700 | $18,700 |
| 3 | $0 | $0 | $18,700 | $18,700 |
| 4 | $0 | $0 | $18,700 | $18,700 |
| 5 | $0 | $0 | $18,700 | $18,700 |
| 6+ | $0 | $0 | $651,100 | $651,100 |
| Total | $121,900 | $0 | $728,100 | $850,100 |
The building's share of the price ($842,000) is 3.8x 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.