465 White Oak Cir
Blue Ridge, GA 30513
$285,000
2 bd · 1 ba · 250 sqft · Listed 30d ago
View on Realtor.com →Year built
2023
Sqft
250
Lot sqft
45,738
HOA / mo
$0
Furnished
No
List date
2026-08-28T16:21:51.000000Z
Revenue
Annual revenue
$35,318
ADR
$199
Occupancy
49%
Cleaning fees (12 mo)
$7,567
Confidence
Low (32.27), 8 comps
Comp revenue range (p25 / median / p75)
Private Couples Retreat Scenic Hottub -Fireplace
Tiny house · 1 bd · 1 ba · sleeps 2 · 0.1 mi
Revenue $12,150ADR $303Occ ≈ 11%4.8★ (4)
Rusty cabin style home in beautiful Blue ridge,
Cabin · 1 bd · 1 ba · sleeps 2 · 0.6 mi
Revenue $9,523ADR $96Occ ≈ 27%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Amazing View/Cozy & Unique/5 min-Town Tiny house | 2 bd · 1 ba · sleeps 3 | $37,933 | $178 | 58% | 5★ (252) | 0.1 mi | AirbnbVrbo |
Private Couples Retreat Scenic Hottub -Fireplace Tiny house | 1 bd · 1 ba · sleeps 2 | $12,150 | $303 | 11% | 4.8★ (4) | 0.1 mi | Airbnb |
Luxury Couple's Retreat-Relax-Reconnect-Recharge Cabin | 1 bd · 1 ba · sleeps 2 | $29,184 | $294 | 27% | 4.8★ (16) | 0.1 mi | AirbnbVrboBooking |
Blue Sky Dreams - Stunning view and outdoor space! Cabin | 3 bd · 2 ba · sleeps 8 | $61,630 | $282 | 60% | 5★ (79) | 0.3 mi | AirbnbVrboBooking |
Fire Pit w/ Mtn Views! Blue Ridge Cabin Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $10,764 | $147 | 20% | 5★ (7) | 0.4 mi | AirbnbVrboBooking |
Blue Ridge, Mountain View, Pets ok, Fence, Hot Tub Cabin | 2 bd · 2 ba · sleeps 4 | $60,728 | $263 | 63% | 5★ (15) | 0.5 mi | AirbnbVrboBooking |
Rusty cabin style home in beautiful Blue ridge, Cabin | 1 bd · 1 ba · sleeps 2 | $9,523 | $96 | 27% | 5★ (1) | 0.6 mi | Airbnb |
Adore the S'mores - Hot tub, fire pit, and views! Cabin | 2 bd · 2 ba · sleeps 4 | $27,196 | $233 | 32% | 4.8★ (73) | 0.6 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$35,318
NOI
$17,335
Cash flow /mo
-$91
Cash needed
$98,650
Cash-on-cash
-1.1%
ROE (yr 1)
9.4%
Cap rate
6.1%
DSCR
0.94
Year-1 write-off
$63,920
Year-1 tax shield @ 32%
$20,454
Year-1 return on equity
- Cash flow (annual)-$1,094
- Principal paydown$1,865
- Appreciation at%$8,550
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,064
- Platform fees (3% of revenue)$1,060
- Maintenance / capex (5% of revenue)$1,766
- Utilities & supplies$4,200
- HOA$0
- Property tax$859
- Insurance (STR-rated)$3,035
Cash needed to close
- Down payment (25%)$71,250
- Closing costs (4.0%)$11,400
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$20,454
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
$104,000
Short-life (5/15-yr)
$48,000 · 46%
Year-1 deduction
$64,000
Year-1 tax shield @ 32%
$20,000
Land 63% (county tax record, market value split) · building $57,000 over 39 years · new furniture $16,000
Based on: 250 sq ft, built 2023, 2 bd / 1 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $46,000 in year 1 (28% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,200
Kitchen cabinetsdefault
$6,300 new × 88% good × 1.30 allocation
- $5,900
Kitchen countertopsdefault
$5,200 new × 88% good × 1.30 allocation
- $500
Decorative trimdefault
$400 new × 88% good × 1.30 allocation
- $100
Mirrorsdefault
$200 new × 75% good × 1.30 allocation
- $1,000
Shelvingdefault
$900 new × 88% good × 1.30 allocation
- $700
Window coverings (3)default
$800 new × 70% good × 1.30 allocation
- $800
Carpet, vinyl & laminate (50% of floors)listing
$800 new × 75% good × 1.30 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$4,900 new × 94% good × 1.30 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$3,000 new × 94% good × 1.30 allocation
- $2,800
Appliances (microwave, refrigerator)listing
$2,900 new × 75% good × 1.30 allocation
- $8,200
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.30 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $3,700
Paving: driveway & walks (paved)default
$3,300 new × 88% good × 1.30 allocation
- $3,600
Landscaping (typical)default
$3,200 new × 88% good × 1.30 allocation
- $300
Patiosdefault
$200 new × 88% good × 1.30 allocation
- $3,100
Decks & porches (attached)listing
$2,800 new × 85% good × 1.30 allocation
- $32,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$26,300 new × 95% good × 1.30 allocation
- $3,300
Building plumbing & fixturesdefault
$2,700 new × 94% good × 1.30 allocation
- $500
Building electrical & lightingdefault
$400 new × 94% good × 1.30 allocation
- $3,100
HVACdefault
$2,800 new × 85% good × 1.30 allocation
- $900
Hardwood & tile floorsdefault
$800 new × 88% good × 1.30 allocation
- $3,000
Fireplacelisting
$2,600 new × 88% good × 1.30 allocation
- $13,700
Septic systemlisting
$12,000 new × 88% good × 1.30 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $52,900 | $10,700 | $300 | $63,900 |
| 2 | $0 | $0 | $1,500 | $1,500 |
| 3 | $0 | $0 | $1,500 | $1,500 |
| 4 | $0 | $0 | $1,500 | $1,500 |
| 5 | $0 | $0 | $1,500 | $1,500 |
| 6+ | $0 | $0 | $50,700 | $50,700 |
| Total | $52,900 | $10,700 | $56,800 | $120,400 |
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.