465 White Oak Cir

Blue Ridge, GA 30513

$285,000

2 bd · 1 ba · 250 sqft · Listed 30d ago

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Rental historyLow confidence

Year built

2023

Sqft

250

Lot sqft

45,738

HOA / mo

Furnished

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)

$11,804$28,190$43,632

Amazing View/Cozy & Unique/5 min-Town
Tiny house · 2 bd · 1 ba · sleeps 3 · 0.1 mi
Revenue $37,933ADR $178Occ ≈ 58%5★ (252)
Airbnb Vrbo
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)
Airbnb
Luxury Couple's Retreat-Relax-Reconnect-Recharge
Cabin · 1 bd · 1 ba · sleeps 2 · 0.1 mi
Revenue $29,184ADR $294Occ ≈ 27%4.8★ (16)
Airbnb Vrbo Booking
Blue Sky Dreams - Stunning view and outdoor space!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $61,630ADR $282Occ ≈ 60%5★ (79)
Airbnb Vrbo Booking
Fire Pit w/ Mtn Views! Blue Ridge Cabin Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $10,764ADR $147Occ ≈ 20%5★ (7)
Airbnb Vrbo Booking
Blue Ridge, Mountain View, Pets ok, Fence, Hot Tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $60,728ADR $263Occ ≈ 63%5★ (15)
Airbnb Vrbo Booking
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)
Airbnb
Adore the S'mores - Hot tub, fire pit, and views!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $27,196ADR $233Occ ≈ 32%4.8★ (73)
Airbnb Vrbo Booking

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	Airbnb Vrbo
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	Airbnb Vrbo Booking
Blue Sky Dreams - Stunning view and outdoor space! Cabin	3 bd · 2 ba · sleeps 8	$61,630	$282	60%	5★ (79)	0.3 mi	Airbnb Vrbo Booking
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	Airbnb Vrbo Booking
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	Airbnb Vrbo Booking
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	Airbnb Vrbo Booking

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

$35,318

NOI

$17,335

Cash flow /mo

$1,445

Cash needed

$312,400

Cash-on-cash (all cash)

5.5%

ROE (yr 1)

8.3%

Cap rate

6.1%

DSCR

—

Year-1 write-off

$63,920

Year-1 tax shield @ 32%

$20,454

Year-1 return on equity

Cash flow (annual)$17,335
Principal paydown (n/a, cash)$0
Appreciation at%$8,550

ROE8.3%

ROE incl. year-1 tax savings (32% bracket, STR loophole)14.8%

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

Purchase price (all cash)$285,000
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.

5-year property$52,900

Kitchen cabinetsdefault
$6,300 new × 88% good × 1.30 allocation
$7,200
Kitchen countertopsdefault
$5,200 new × 88% good × 1.30 allocation
$5,900
Decorative trimdefault
$400 new × 88% good × 1.30 allocation
$500
Mirrorsdefault
$200 new × 75% good × 1.30 allocation
$100
Shelvingdefault
$900 new × 88% good × 1.30 allocation
$1,000
Window coverings (3)default
$800 new × 70% good × 1.30 allocation
$700
Carpet, vinyl & laminate (50% of floors)listing
$800 new × 75% good × 1.30 allocation
$800
Kitchen & laundry equipment plumbingdefault
$4,900 new × 94% good × 1.30 allocation
$6,000
Kitchen, laundry & data equipment electricaldefault
$3,000 new × 94% good × 1.30 allocation
$3,600
Appliances (microwave, refrigerator)listing
$2,900 new × 75% good × 1.30 allocation
$2,800
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.30 allocation
$8,200
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$10,700

Paving: driveway & walks (paved)default
$3,300 new × 88% good × 1.30 allocation
$3,700
Landscaping (typical)default
$3,200 new × 88% good × 1.30 allocation
$3,600
Patiosdefault
$200 new × 88% good × 1.30 allocation
$300
Decks & porches (attached)listing
$2,800 new × 85% good × 1.30 allocation
$3,100

Building, 39-year$56,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$26,300 new × 95% good × 1.30 allocation
$32,300
Building plumbing & fixturesdefault
$2,700 new × 94% good × 1.30 allocation
$3,300
Building electrical & lightingdefault
$400 new × 94% good × 1.30 allocation
$500
HVACdefault
$2,800 new × 85% good × 1.30 allocation
$3,100
Hardwood & tile floorsdefault
$800 new × 88% good × 1.30 allocation
$900
Fireplacelisting
$2,600 new × 88% good × 1.30 allocation
$3,000
Septic systemlisting
$12,000 new × 88% good × 1.30 allocation
$13,700

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	$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.