193 7 Figure Rdg
Blue Ridge, GA 30513
$1,100,000
4 bd · 3 ba · Listed 20d ago
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
143,748
HOA / mo
$29
Furnished
No
List date
2026-09-07T23:12:56.000000Z
Revenue
Annual revenue
$73,271
ADR
$467
Occupancy
43%
Cleaning fees (12 mo)
$10,688
Confidence
Low (29.06), 11 comps
Comp revenue range (p25 / median / p75)
Water's Edge 2 - Private pool & mountain views
Cabin · 4 bd · 4 ba · sleeps 16 · 0.4 mi
Revenue $48,400ADR $678Occ ≈ 20%5★ (7)
The Trout House on the Toccoa
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $5,948ADR $538Occ ≈ 3%—
Meadow Creek Lodge at Blue Ridge, GA
Cabin · 4 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $27,179ADR $254Occ ≈ 29%5★ (42)
Piney Cove - Waterfront on Lake Blue Ridge | Private Dock | Hot Tub
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.6 mi
Revenue $137,313ADR $1,131Occ ≈ 33%4.9★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Water's Edge 2 - Private pool & mountain views Cabin | 4 bd · 4 ba · sleeps 16 | $48,400 | $678 | 20% | 5★ (7) | 0.4 mi | Airbnb |
The Trout House on the Toccoa Vacation home | 4 bd · 3 ba · sleeps 12 | $5,948 | $538 | 3% | — | 0.6 mi | Booking |
Southern Charm Suites | Downtown | Sleeps 10 Guest suite | 4 bd · 4 ba · sleeps 10 | $141,589 | $438 | 89% | 4.8★ (5) | 0.6 mi | AirbnbVrboBooking |
Meadow Creek Lodge at Blue Ridge, GA Cabin | 4 bd · 2.5 ba · sleeps 8 | $27,179 | $254 | 29% | 5★ (42) | 0.6 mi | Airbnb |
Piney Cove - Waterfront on Lake Blue Ridge | Private Dock | Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 10 | $137,313 | $1,131 | 33% | 4.9★ (12) | 0.6 mi | Vrbo |
Piney Cove Vacation home | 4 bd · 4 ba · sleeps 10 | $127,636 | $898 | 39% | — | 0.6 mi | Booking |
Mountain Cottage *King Beds* 5 mins to Lake BR Cabin | 4 bd · 2 ba · sleeps 8 | $30,152 | $320 | 26% | 5★ (87) | 0.6 mi | AirbnbVrbo |
Amazing Mtn Views•Pet-Friendly•5 Min to D-town BR Cabin | 4 bd · 3 ba · sleeps 13 | $33,024 | $454 | 20% | 5★ (12) | 0.6 mi | AirbnbVrboBooking |
Sunset in the Mountains - Blue Ridge, GA Cabin | 4 bd · 3 ba · sleeps 10 | $70,183 | $386 | 50% | 4.6★ (15) | 0.6 mi | AirbnbVrbo |
A Touch of Whimsy - Close to Town, Full of Fun Cabin | 4 bd · 4 ba · sleeps 10 | $93,884 | $553 | 47% | 5★ (7) | 0.7 mi | AirbnbVrbo |
Show all 11 comps
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
$73,271
NOI
$28,132
Cash flow /mo
-$3,583
Cash needed
$342,000
Cash-on-cash
-12.6%
ROE (yr 1)
-0.8%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$241,297
Year-1 tax shield @ 32%
$77,215
Year-1 return on equity
- Cash flow (annual)-$42,998
- Principal paydown$7,198
- Appreciation at%$33,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$14,654
- Platform fees (3% of revenue)$2,198
- Maintenance / capex (5% of revenue)$3,664
- Utilities & supplies$4,200
- HOA$348
- Property tax$8,360
- Insurance (STR-rated)$11,715
Cash needed to close
- Down payment (25%)$275,000
- Closing costs (4.0%)$44,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$77,215
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
$935,000
Short-life (5/15-yr)
$216,000 · 23%
Year-1 deduction
$241,000
Year-1 tax shield @ 32%
$77,000
Land 15% (market default, no usable tax-record split) · building $719,000 over 39 years · new furniture $23,000
Based on: ~2,400 sq ft (from beds), built 2026, 4 bd / 3 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $134,000 in year 1 (12% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $21,500
Kitchen cabinetsdefault
$11,100 new × 100% good × 1.94 allocation
- $22,000
Kitchen countertops (stone)listing
$11,300 new × 100% good × 1.94 allocation
- $8,200
Decorative trimdefault
$4,200 new × 100% good × 1.94 allocation
- $900
Mirrorsdefault
$500 new × 100% good × 1.94 allocation
- $2,900
Shelvingdefault
$1,500 new × 100% good × 1.94 allocation
- $11,700
Window coverings (24)default
$6,000 new × 100% good × 1.94 allocation
- $15,000
Carpet, vinyl & laminate (50% of floors)listing
$7,700 new × 100% good × 1.94 allocation
- $16,700
Kitchen & laundry equipment plumbingdefault
$8,600 new × 100% good × 1.94 allocation
- $10,100
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 100% good × 1.94 allocation
- $11,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.94 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $19,800
Paving: driveway & walks (paved)default
$10,200 new × 100% good × 1.94 allocation
- $19,000
Landscaping (typical)default
$9,800 new × 100% good × 1.94 allocation
- $4,600
Patiosdefault
$2,400 new × 100% good × 1.94 allocation
- $52,500
Decks & porches (attached)listing
$27,000 new × 100% good × 1.94 allocation
- $506,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 100% good × 1.94 allocation
- $52,600
Building plumbing & fixturesdefault
$27,000 new × 100% good × 1.94 allocation
- $53,900
Building electrical & lightingdefault
$27,700 new × 100% good × 1.94 allocation
- $52,600
HVACdefault
$27,000 new × 100% good × 1.94 allocation
- $15,000
Hardwood & tile floorsdefault
$7,700 new × 100% good × 1.94 allocation
- $15,400
Fireplaces (3)listing
$7,900 new × 100% good × 1.94 allocation
- $23,300
Septic systemlisting
$12,000 new × 100% good × 1.94 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $143,100 | $95,900 | $2,300 | $241,300 |
| 2 | $0 | $0 | $18,400 | $18,400 |
| 3 | $0 | $0 | $18,400 | $18,400 |
| 4 | $0 | $0 | $18,400 | $18,400 |
| 5 | $0 | $0 | $18,400 | $18,400 |
| 6+ | $0 | $0 | $643,000 | $643,000 |
| Total | $143,100 | $95,900 | $719,000 | $958,000 |
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.