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81 Silver Oaks Ct

81 Silver Oaks Ct

Blue Ridge, GA 30513

$749,900

3 bd · 3 ba · 2,184 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

1989

Sqft

2,184

Lot sqft

48,352

HOA / mo

None

Furnished

No

List date

2026-10-13T12:48:12.000000Z

Revenue

Annual revenue

$33,357

ADR

$258

Occupancy

35%

Cleaning fees (12 mo)

$5,314

Confidence

Low (21.58), 6 comps

Comp revenue range (p25 / median / p75)

$11,142$24,291$38,698

Median revenue of shown comps: $14,800

  • Hidden River | Hot Tub + Toccoa Trail + Game Room

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $65,802ADR $391Occ ≈ 46%4.9★ (384)

    AirbnbVrboBooking

  • Family ties Beautiful cabins

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi

    Revenue $33,781ADR $264Occ ≈ 35%—

    Delisted

  • Toccoa Creek Cabin

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $14,800ADR $278Occ ≈ 15%4.5★ (28)

    AirbnbVrbo

  • Down by the River Cabin

    House · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi

    • A/C
    • Wifi
    • Kitchen
    • Washer

    Revenue $9,922ADR $300Occ ≈ 9%4.6★ (67)

    AirbnbVrboBooking

  • Finally Made It - Panoramic Blue Ridge Mountain

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $7,532ADR $309Occ ≈ 7%4★ (1)

    AirbnbBooking

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
Management

Est. revenue

$33,357

NOI

$6,131

Cash flow /mo

$511

Cash needed

$805,396

Cash-on-cash (all cash)

0.8%

ROE (yr 1)

3.6%

Cap rate

0.8%

DSCR

—

Year-1 write-off

$144,627

Year-1 tax shield @ 32%

$46,281

Year-1 return on equity

  • Cash flow (annual)$6,131
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$22,497
ROE3.6%

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)$6,671
  • Platform fees (3% of revenue)$1,001
  • Maintenance / capex (5% of revenue)$1,668
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,699
  • Insurance (STR-rated)$7,986

Cash needed to close

  • Purchase price (all cash)$749,900
  • Closing costs (4.0%)$29,996
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$46,281

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

$637,000

Short-life (5/15-yr)

$119,000 · 19%

Year-1 deduction

$145,000

Year-1 tax shield @ 32%

$46,000

Land 15% (market default, no usable tax-record split) · building $519,000 over 39 years · new furniture $26,000

Based on: 2,184 sq ft, built 1989, 3 bd / 3 ba, unfurnished, listing features (game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $100,000 in year 1 (12% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$108,700

  • Kitchen cabinetsdefault

    $10,600 new × 40% good × 3.79 allocation

    $16,100

  • Kitchen countertops (stone)listing

    $10,800 new × 40% good × 3.79 allocation

    $16,400

  • Decorative trimdefault

    $3,800 new × 40% good × 3.79 allocation

    $5,800

  • Mirrorsdefault

    $500 new × 40% good × 3.79 allocation

    $700

  • Shelvingdefault

    $1,200 new × 40% good × 3.79 allocation

    $1,800

  • Window coverings (22)default

    $5,500 new × 40% good × 3.79 allocation

    $8,300

  • Carpet, vinyl & laminate (25% of floors)listing

    $3,500 new × 40% good × 3.79 allocation

    $5,300

  • Kitchen & laundry equipment plumbingdefault

    $8,200 new × 40% good × 3.79 allocation

    $12,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 40% good × 3.79 allocation

    $7,600

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

    $5,700 new × 40% good × 3.79 allocation

    $8,600

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$35,400

  • Paving: driveway & walks (paved)default

    $9,700 new × 50% good × 3.79 allocation

    $18,400

  • Landscaping (minimal)listing

    $4,700 new × 50% good × 3.79 allocation

    $8,800

  • Patiosdefault

    $2,200 new × 50% good × 3.79 allocation

    $4,100

  • Decks & porches (attached)default

    $2,200 new × 50% good × 3.79 allocation

    $4,100
Building, 39-year$518,800

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

    $237,000 new × 40% good × 3.79 allocation

    $359,600

  • Building plumbing & fixturesdefault

    $24,600 new × 40% good × 3.79 allocation

    $37,300

  • Building electrical & lightingdefault

    $25,000 new × 40% good × 3.79 allocation

    $37,900

  • HVACdefault

    $24,600 new × 40% good × 3.79 allocation

    $37,300

  • Hardwood & tile floorsdefault

    $10,500 new × 40% good × 3.79 allocation

    $16,000

  • Fireplaces (2)listing

    $5,300 new × 40% good × 3.79 allocation

    $8,000

  • Septic systemlisting

    $12,000 new × 50% good × 3.79 allocation

    $22,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$108,700$35,400$600$144,600
2$0$0$13,300$13,300
3$0$0$13,300$13,300
4$0$0$13,300$13,300
5$0$0$13,300$13,300
6+$0$0$465,100$465,100
Total$108,700$35,400$518,800$662,900

The building's share of the price ($637,000) is 3.8x our depreciated replacement cost of the home ($168,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.