Moreland Dr Lot 639

Blue Ridge, GA 30513

$485,000

2 bd · 2 ba · 1,102 sqft · Listed 23d ago

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Rental historyEst. land %

Year built

2026

Sqft

1,102

Lot sqft

46,609

HOA / mo

None

Furnished

List date

2026-09-04T13:27:30.000000Z

Revenue

Annual revenue

$44,095

ADR

$172

Occupancy

70%

Cleaning fees (12 mo)

$8,548

Confidence

High (73.53), 24 comps

Comp revenue range (p25 / median / p75)

$41,234$42,870$47,955

Bunny's Bungalow- Pet Friendly, Hot Tub, Grill
Cabin · 2 bd · 2 ba · sleeps 4 · 499 ft
Revenue $41,603ADR $129Occ ≈ 88%5★ (21)
Airbnb Vrbo
Relaxing Cabin Escape: Views, Firepit & Fireplace
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $45,880ADR $0Occ ≈ —4.8★ (82)
Airbnb Vrbo Booking
5-star cabin|A+mtn view|modern|mins to BR|hot tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $60,452ADR $263Occ ≈ 63%5★ (117)
Airbnb Vrbo
Blue Ridge Log Cabin | Firepit · Screened Porch
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $43,169ADR $180Occ ≈ 66%5★ (43)
Airbnb Vrbo Booking
Modern | Hot Tub | FirePit | EV Charge | Egg Grill
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $48,920ADR $224Occ ≈ 60%5★ (219)
Airbnb
Absolute Relaxation: Hot Tub & Firepit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $45,634ADR $240Occ ≈ 52%4.8★ (72)
Airbnb Vrbo Booking
Blue Ridge AliJay Cabin With Mountain View
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $24,572ADR $151Occ ≈ 45%5★ (163)
Airbnb Vrbo
Relax in the Blue Ridge TreeTops - Paved Road to Cabin!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $47,423ADR $194Occ ≈ 67%5★ (382)
Vrbo
Magical Mountain View - A tree house feel
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $69,689ADR $244Occ ≈ 78%5★ (407)
Airbnb Vrbo
Up, Up and Away has hot tub and firepit, Mt View
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $41,336ADR $261Occ ≈ 43%4.8★ (85)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Bunny's Bungalow- Pet Friendly, Hot Tub, Grill Cabin	2 bd · 2 ba · sleeps 4	$41,603	$129	88%	5★ (21)	499 ft	Airbnb Vrbo
Relaxing Cabin Escape: Views, Firepit & Fireplace Cabin	2 bd · 2 ba · sleeps 6	$45,880	$0	—	4.8★ (82)	0.1 mi	Airbnb Vrbo Booking
5-star cabin\|A+mtn view\|modern\|mins to BR\|hot tub Cabin	2 bd · 2 ba · sleeps 6	$60,452	$263	63%	5★ (117)	0.1 mi	Airbnb Vrbo
Blue Ridge Log Cabin \| Firepit · Screened Porch House	2 bd · 2 ba · sleeps 4	$43,169	$180	66%	5★ (43)	0.2 mi	Airbnb Vrbo Booking
Modern \| Hot Tub \| FirePit \| EV Charge \| Egg Grill Cabin	2 bd · 2 ba · sleeps 6	$48,920	$224	60%	5★ (219)	0.2 mi	Airbnb
Absolute Relaxation: Hot Tub & Firepit Cabin	2 bd · 2 ba · sleeps 4	$45,634	$240	52%	4.8★ (72)	0.4 mi	Airbnb Vrbo Booking
Blue Ridge AliJay Cabin With Mountain View Cabin	2 bd · 2 ba · sleeps 4	$24,572	$151	45%	5★ (163)	0.5 mi	Airbnb Vrbo
Relax in the Blue Ridge TreeTops - Paved Road to Cabin! Cabin	2 bd · 2 ba · sleeps 4	$47,423	$194	67%	5★ (382)	0.5 mi	Vrbo
Magical Mountain View - A tree house feel Cabin	2 bd · 2 ba · sleeps 4	$69,689	$244	78%	5★ (407)	0.6 mi	Airbnb Vrbo
Up, Up and Away has hot tub and firepit, Mt View Cabin	2 bd · 2 ba · sleeps 4	$41,336	$261	43%	4.8★ (85)	0.6 mi	Airbnb Vrbo Booking

Show all 24 comps

Cozy 2-bedroom, one bath true cabin in amazing Blue Ridge mountains.with Wi Ac
Cabin · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $20,185ADR $136Occ ≈ 41%5★ (42)
Vrbo
Dog Friendly - Hot Tub & Mtn Views - Close to BR
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $48,050ADR $215Occ ≈ 61%4.9★ (95)
Airbnb Vrbo
Lofty Vista-Beautiful Mt View, Hot Tub, Easy Drive
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $40,927ADR $247Occ ≈ 45%4.8★ (31)
Airbnb Vrbo Booking
Running Bear Lodge
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $51,063ADR $192Occ ≈ 73%5★ (33)
Airbnb
Unplug, Unwind, and Enjoy –Hot Tub & Fire Pit
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $42,341ADR $188Occ ≈ 62%5★ (134)
Airbnb Vrbo Booking
Amazing Grace - Mountain Retreat
Cabin · 2 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $24,519ADR $219Occ ≈ 31%4.9★ (107)
Airbnb Vrbo Booking
Modern Mountain Living - Treetop Fireplace
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $37,601ADR $152Occ ≈ 68%5★ (284)
Airbnb Vrbo
Witzy Woods: Modern, Private & Cozy Cabin
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $41,926ADR $217Occ ≈ 53%5★ (89)
Airbnb Vrbo
Lil' Slice of Heaven-Pet Friendly, Hot Tub,Firepit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $52,558ADR $263Occ ≈ 55%5★ (13)
Airbnb Vrbo Booking
SkyView – Blue Ridge Mountain Hideaway
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $42,570ADR $250Occ ≈ 47%5★ (4)
Airbnb Vrbo
Broken Arrow-HotTub, Screened Porch, Hiking Trails
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $42,510ADR $336Occ ≈ 35%4.3★ (18)
Airbnb Vrbo Booking
Holly Hollow | No Pet Fees | Sleeps 4 ADULT ONLY | Hot Tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $44,462ADR $232Occ ≈ 53%4.9★ (83)
Vrbo
Sunset Treehouse - Blue Ridge
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $47,923ADR $279Occ ≈ 47%5★ (159)
Airbnb Vrbo
Cozy Cabin near Blue Ridge Georgia
Cabin · 2 bd · 2 ba · sleeps 4 · 0.8 mi
Revenue $22,498ADR $145Occ ≈ 43%5★ (80)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy 2-bedroom, one bath true cabin in amazing Blue Ridge mountains.with Wi Ac Cabin	2 bd · 1 ba · sleeps 5	$20,185	$136	41%	5★ (42)	0.6 mi	Vrbo
Dog Friendly - Hot Tub & Mtn Views - Close to BR Cabin	2 bd · 2 ba · sleeps 6	$48,050	$215	61%	4.9★ (95)	0.6 mi	Airbnb Vrbo
Lofty Vista-Beautiful Mt View, Hot Tub, Easy Drive Cabin	2 bd · 2 ba · sleeps 4	$40,927	$247	45%	4.8★ (31)	0.7 mi	Airbnb Vrbo Booking
Running Bear Lodge Cabin	2 bd · 2 ba · sleeps 4	$51,063	$192	73%	5★ (33)	0.7 mi	Airbnb
Unplug, Unwind, and Enjoy –Hot Tub & Fire Pit Cabin	2 bd · 1 ba · sleeps 4	$42,341	$188	62%	5★ (134)	0.7 mi	Airbnb Vrbo Booking
Amazing Grace - Mountain Retreat Cabin	2 bd · 3 ba · sleeps 6	$24,519	$219	31%	4.9★ (107)	0.7 mi	Airbnb Vrbo Booking
Modern Mountain Living - Treetop Fireplace Cabin	2 bd · 2 ba · sleeps 4	$37,601	$152	68%	5★ (284)	0.7 mi	Airbnb Vrbo
Witzy Woods: Modern, Private & Cozy Cabin Cabin	2 bd · 2 ba · sleeps 4	$41,926	$217	53%	5★ (89)	0.7 mi	Airbnb Vrbo
Lil' Slice of Heaven-Pet Friendly, Hot Tub,Firepit Cabin	2 bd · 2 ba · sleeps 4	$52,558	$263	55%	5★ (13)	0.7 mi	Airbnb Vrbo Booking
SkyView – Blue Ridge Mountain Hideaway Cabin	2 bd · 2 ba · sleeps 4	$42,570	$250	47%	5★ (4)	0.7 mi	Airbnb Vrbo
Broken Arrow-HotTub, Screened Porch, Hiking Trails Cabin	2 bd · 1 ba · sleeps 4	$42,510	$336	35%	4.3★ (18)	0.7 mi	Airbnb Vrbo Booking
Holly Hollow \| No Pet Fees \| Sleeps 4 ADULT ONLY \| Hot Tub Cabin	2 bd · 2 ba · sleeps 4	$44,462	$232	53%	4.9★ (83)	0.7 mi	Vrbo
Sunset Treehouse - Blue Ridge Cabin	2 bd · 2 ba · sleeps 4	$47,923	$279	47%	5★ (159)	0.7 mi	Airbnb Vrbo
Cozy Cabin near Blue Ridge Georgia Cabin	2 bd · 2 ba · sleeps 4	$22,498	$145	43%	5★ (80)	0.8 mi	Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$44,095

NOI

$18,382

Cash flow /mo

$1,532

Cash needed

$520,400

Cash-on-cash (all cash)

3.5%

ROE (yr 1)

6.3%

Cap rate

3.8%

DSCR

—

Year-1 write-off

$110,024

Year-1 tax shield @ 32%

$35,208

Year-1 return on equity

Cash flow (annual)$18,382
Principal paydown (n/a, cash)$0
Appreciation at%$14,550

ROE6.3%

ROE incl. year-1 tax savings (32% bracket, STR loophole)13.1%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$8,819
Platform fees (3% of revenue)$1,323
Maintenance / capex (5% of revenue)$2,205
Utilities & supplies$4,200
HOA$0
Property tax$3,929
Insurance (STR-rated)$5,238

Cash needed to close

Purchase price (all cash)$485,000
Closing costs (4.0%)$19,400
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$35,208

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

$412,000

Short-life (5/15-yr)

$93,000 · 23%

Year-1 deduction

$110,000

Year-1 tax shield @ 32%

$35,000

Land 15% (market default, no usable tax-record split) · building $319,000 over 39 years · new furniture $16,000

Based on: 1,102 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic, wooded lot).

IRS-guide safe-harbor floor: $76,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$86,700

Kitchen cabinetsdefault
$8,200 new × 100% good × 1.80 allocation
$14,800
Kitchen countertopsdefault
$6,700 new × 100% good × 1.80 allocation
$12,100
Decorative trimdefault
$1,900 new × 100% good × 1.80 allocation
$3,500
Mirrorsdefault
$300 new × 100% good × 1.80 allocation
$500
Shelvingdefault
$900 new × 100% good × 1.80 allocation
$1,600
Window coverings (11)default
$2,800 new × 100% good × 1.80 allocation
$5,000
Kitchen & laundry equipment plumbingdefault
$6,400 new × 100% good × 1.80 allocation
$11,500
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 100% good × 1.80 allocation
$7,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 1.80 allocation
$14,600
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$22,300

Paving: driveway & walks (paved)default
$6,900 new × 100% good × 1.80 allocation
$12,400
Landscaping (minimal)listing
$3,300 new × 100% good × 1.80 allocation
$6,000
Patiosdefault
$1,100 new × 100% good × 1.80 allocation
$2,000
Decks & porches (attached)default
$1,100 new × 100% good × 1.80 allocation
$2,000

Building, 39-year$319,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$119,200 new × 100% good × 1.80 allocation
$215,100
Building plumbing & fixturesdefault
$12,300 new × 100% good × 1.80 allocation
$22,300
Building electrical & lightingdefault
$11,200 new × 100% good × 1.80 allocation
$20,300
HVACdefault
$12,400 new × 100% good × 1.80 allocation
$22,400
Hardwood & tile floorsdefault
$7,100 new × 100% good × 1.80 allocation
$12,800
Fireplacelisting
$2,600 new × 100% good × 1.80 allocation
$4,700
Septic systemlisting
$12,000 new × 100% good × 1.80 allocation
$21,700

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	$86,700	$22,300	$1,000	$110,000
2	$0	$0	$8,200	$8,200
3	$0	$0	$8,200	$8,200
4	$0	$0	$8,200	$8,200
5	$0	$0	$8,200	$8,200
6+	$0	$0	$285,500	$285,500
Total	$86,700	$22,300	$319,300	$428,300

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.