1201 Macedonia Church Rd
Blue Ridge, GA 30513
$699,999
3 bd · 2 ba · 1,650 sqft · Listed 6d ago
View on Realtor.com →Year built
2026
Sqft
1,650
Lot sqft
87,120
HOA / mo
None
Furnished
No
List date
2026-11-06T18:09:35.000000Z
Revenue
Annual revenue
$39,013
ADR
$236
Occupancy
45%
Cleaning fees (12 mo)
$8,219
Confidence
Low (24.1), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $33,747
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Black Bear Lodge! Near Downtown, Game Rm, Hot Tub! Cabin
| 3 bd · 3 ba · sleeps 10 | $70,297 | $265 | 73% | 5★ (157) | 0.6 mi | AirbnbVrbo |
 Mountain views, luxury cabin, hot tub, fire pit Cabin
| 3 bd · 2.5 ba · sleeps 6 | $2,653 | $362 | 2% | 5★ (2) | 0.7 mi | AirbnbVrbo |
 Cabin at Twin Creeks Cabin
| 3 bd · 3 ba · sleeps 8 | $22,597 | $271 | 23% | 4.9★ (76) | 0.7 mi | AirbnbVrboBooking |
 Creekside Blue Ridge Pet Friendly w/ Fenced Yard Cabin
| 3 bd · 2.5 ba · sleeps 8 | $42,238 | $334 | 35% | 5★ (14) | 0.7 mi | AirbnbVrboBooking |
 Blue Ridge, McCaysville, Creek, Game Room, Pets ok Cabin
| 3 bd · 3 ba · sleeps 8 | $33,747 | $273 | 34% | 4.8★ (53) | 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$39,013
NOI
$16,203
Cash flow /mo
-$2,476
Cash needed
$222,500
Cash-on-cash
-13.4%
ROE (yr 1)
-1.9%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$146,077
Year-1 tax shield @ 32%
$46,745
Year-1 return on equity
- Cash flow (annual)-$29,717
- Principal paydown$4,447
- Appreciation at%$21,000
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)$7,803
- Platform fees (3% of revenue)$1,170
- Maintenance / capex (5% of revenue)$1,951
- Utilities & supplies$4,200
- HOA$0
- Property tax$231
- Insurance (STR-rated)$7,455
Cash needed to close
- Down payment (25%)$175,000
- Closing costs (4.0%)$28,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,745
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
$595,000
Short-life (5/15-yr)
$126,000 · 21%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 15% (market default, no usable tax-record split) · building $469,000 over 39 years · new furniture $20,000
Based on: 1,650 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $103,000 in year 1 (14% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,400
Kitchen cabinetsdefault
$9,400 new × 100% good × 1.85 allocation
- $14,200
Kitchen countertopsdefault
$7,700 new × 100% good × 1.85 allocation
- $5,300
Decorative trimdefault
$2,900 new × 100% good × 1.85 allocation
- $600
Mirrorsdefault
$300 new × 100% good × 1.85 allocation
- $2,200
Shelvingdefault
$1,200 new × 100% good × 1.85 allocation
- $7,800
Window coverings (17)default
$4,300 new × 100% good × 1.85 allocation
- $9,800
Carpet, vinyl & laminate (50% of floors)listing
$5,300 new × 100% good × 1.85 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$7,300 new × 100% good × 1.85 allocation
- $8,200
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 100% good × 1.85 allocation
- $10,500
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.85 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $15,500
Paving: driveway & walks (paved)default
$8,400 new × 100% good × 1.85 allocation
- $15,000
Landscaping (typical)default
$8,100 new × 100% good × 1.85 allocation
- $3,000
Patiosdefault
$1,600 new × 100% good × 1.85 allocation
- $3,000
Decks & porches (attached)default
$1,600 new × 100% good × 1.85 allocation
- $330,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$178,800 new × 100% good × 1.85 allocation
- $34,200
Building plumbing & fixturesdefault
$18,500 new × 100% good × 1.85 allocation
- $33,600
Building electrical & lightingdefault
$18,200 new × 100% good × 1.85 allocation
- $34,300
HVACdefault
$18,600 new × 100% good × 1.85 allocation
- $9,800
Hardwood & tile floorsdefault
$5,300 new × 100% good × 1.85 allocation
- $4,900
Fireplacelisting
$2,600 new × 100% good × 1.85 allocation
- $22,100
Septic systemlisting
$12,000 new × 100% good × 1.85 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $109,100 | $36,500 | $500 | $146,100 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $420,300 | $420,300 |
| Total | $109,100 | $36,500 | $468,900 | $614,500 |
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.