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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

223 Laurel Trce

223 Laurel Trce

Blue Ridge, GA 30513

$549,000

2 bd · 2 ba · 1,140 sqft · Listed 25d ago

View on Realtor.com →
Rental historyEst. land %Negative cash flow

Year built

2024

Sqft

1,140

Lot sqft

77,972

HOA / mo

None

Furnished

Yes

List date

2026-09-02T18:18:58.000000Z

Revenue

Annual revenue

$44,743

ADR

$219

Occupancy

56%

Cleaning fees (12 mo)

$8,984

Confidence

Med (56.53), 12 comps

Comp revenue range (p25 / median / p75)

$32,978$43,112$50,511

  • Cozy A-Frame Private Sauna - Deck - Firepit

    House · 2 bd · 2 ba · sleeps 5 · 236 ft

    Revenue $49,350ADR $284Occ ≈ 48%4.8★ (36)

    Airbnb

  • Jacob's Ridge Hideaway

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $25,952ADR $159Occ ≈ 45%4.5★ (248)

    AirbnbVrboBooking

  • A-Frame Tiny Cabin~Hot tub~Outdoor Movie Nights

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $38,363ADR $284Occ ≈ 37%4.9★ (45)

    AirbnbVrbo

  • Cabin with a Creek Screened porch. Pet Friendly

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $33,721ADR $190Occ ≈ 49%2★ (1)

    Vrbo

  • Pet-Friendly Home w/ Hot Tub in Blue Ridge!

    House · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $30,747ADR $166Occ ≈ 51%5★ (69)

    AirbnbVrboBooking

  • Creekside Hideaway

    House · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    Revenue $40,743ADR $230Occ ≈ 49%5★ (1)

    Airbnb

  • Creek Side Hideaway - Blue Ridge Ga

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    Revenue $78,139ADR $272Occ ≈ 79%4.4★ (8)

    AirbnbVrbo

  • Creekside Cottage just steps from Fightingtown Creek & 10 minutes from downtown.

    House · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    Revenue $47,912ADR $236Occ ≈ 56%5★ (170)

    Vrbo

  • Creekfront: Views, Hot Tub, Fire Pit & Game Room

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $59,830ADR $315Occ ≈ 52%5★ (127)

    AirbnbVrboBooking

  • Laurel Lodge - Cozy, Waterfront Cabin on Fightingtown Creek - Dog Friendly

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.5 mi

    Revenue $4,558ADR $134Occ ≈ 9%4.9★ (263)

    Vrbo

Show all 12 comps

  • A Sweet Retreat | Blue Ridge, GA

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $53,993ADR $243Occ ≈ 61%4.7★ (19)

    AirbnbVrbo

  • Woodnest Retreat | $179 Off Your Stay!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $45,480ADR $299Occ ≈ 42%5★ (121)

    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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$44,743

NOI

$17,996

Cash flow /mo

-$1,459

Cash needed

$159,210

Cash-on-cash

-11.0%

ROE (yr 1)

1.6%

Cap rate

3.3%

DSCR

0.51

Year-1 write-off

$129,358

Year-1 tax shield @ 32%

$41,395

Year-1 return on equity

  • Cash flow (annual)-$17,505
  • Principal paydown$3,593
  • Appreciation at%$16,470
ROE1.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)27.6%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,949
  • Platform fees (3% of revenue)$1,342
  • Maintenance / capex (5% of revenue)$2,237
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,172
  • Insurance (STR-rated)$5,847

Cash needed to close

  • Down payment (25%)$137,250
  • Closing costs (4.0%)$21,960
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$41,395

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

$468,000

Short-life (5/15-yr)

$128,000 · 27%

Year-1 deduction

$129,000

Year-1 tax shield @ 32%

$41,000

Land 15% (market default, no usable tax-record split) · building $339,000 over 39 years

Based on: 1,140 sq ft, built 2024, 2 bd / 2 ba, furnished, listing features (hot tub, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $93,000 in year 1 (20% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$104,800

  • Kitchen cabinetsdefault

    $8,300 new × 92% good × 2.02 allocation

    $15,400

  • Kitchen countertopsdefault

    $6,800 new × 92% good × 2.02 allocation

    $12,600

  • Decorative trimdefault

    $2,000 new × 92% good × 2.02 allocation

    $3,700

  • Mirrorsdefault

    $300 new × 83% good × 2.02 allocation

    $500

  • Shelvingdefault

    $900 new × 92% good × 2.02 allocation

    $1,700

  • Window coverings (11)default

    $2,800 new × 80% good × 2.02 allocation

    $4,400

  • Carpet, vinyl & laminate (100% of floors)listing

    $7,300 new × 83% good × 2.02 allocation

    $12,400

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 96% good × 2.02 allocation

    $12,500

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 96% good × 2.02 allocation

    $7,600

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 83% good × 2.02 allocation

    $13,000

  • Hot tub (freestanding)listing

    $9,000 new × 80% good × 2.02 allocation

    $14,600

  • Furniture conveyed with the sale (used)listing

    $16,000 new × 40% good · out of the price

    $6,400
15-year land improvements$23,400

  • Paving: driveway & walks (paved)default

    $7,000 new × 92% good × 2.02 allocation

    $13,000

  • Landscaping (minimal)listing

    $3,400 new × 92% good × 2.02 allocation

    $6,300

  • Patiosdefault

    $1,100 new × 92% good × 2.02 allocation

    $2,100

  • Decks & porches (attached)default

    $1,100 new × 90% good × 2.02 allocation

    $2,000
Building, 39-year$339,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $123,400 new × 97% good × 2.02 allocation

    $241,200

  • Building plumbing & fixturesdefault

    $12,800 new × 96% good × 2.02 allocation

    $24,800

  • Building electrical & lightingdefault

    $11,700 new × 96% good × 2.02 allocation

    $22,800

  • HVACdefault

    $12,800 new × 90% good × 2.02 allocation

    $23,400

  • Fireplacelisting

    $2,600 new × 92% good × 2.02 allocation

    $4,900

  • Septic systemlisting

    $12,000 new × 92% good × 2.02 allocation

    $22,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$104,800$23,400$1,100$129,400
2$0$0$8,700$8,700
3$0$0$8,700$8,700
4$0$0$8,700$8,700
5$0$0$8,700$8,700
6+$0$0$303,400$303,400
Total$104,800$23,400$339,300$467,600

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.