326 Honeysuckle Way

Blue Ridge, GA 30513

$449,900

2 bd · 2 ba · 1,872 sqft · Listed 17d ago

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Low confidenceEst. land %

Year built

1998

Sqft

1,872

Lot sqft

52,708

HOA / mo

$42

Furnished

List date

2026-09-10T21:03:13.000000Z

Revenue

Annual revenue

$33,521

ADR

$189

Occupancy

49%

Cleaning fees (12 mo)

$8,514

Confidence

Low (39.9), 8 comps

Comp revenue range (p25 / median / p75)

$17,059$29,113$32,017

Cozy Cabin Oasis
Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi
Revenue $31,681ADR $184Occ ≈ 47%4.9★ (90)
Airbnb
Woodland Escape
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $18,343ADR $296Occ ≈ 17%5★ (1)
Airbnb Booking
Beautiful Real Log Cabin-Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $31,070ADR $159Occ ≈ 54%4.9★ (355)
Airbnb Vrbo
Peace of Aska w/ Hot Tub
House · 2 bd · 1 ba · sleeps 8 · 0.3 mi
Revenue $146ADR $146Occ ≈ 0%—
Airbnb Vrbo Booking
'Peace of Aska' Cabin w/ Hot Tub & Fire Pit!
Cabin · 2 bd · 1 ba · sleeps 8 · 0.3 mi
Revenue $13,207ADR $240Occ ≈ 15%5★ (1)
Airbnb Vrbo Booking
Hot Tub, Porch Swing Bed, Fire Pit, Aska Adventure
Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $33,024ADR $184Occ ≈ 49%4.9★ (312)
Airbnb Vrbo Booking
Affordable. Private Mountain Get-A-Way -- Good Wi Fi
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $27,156ADR $148Occ ≈ 50%4.9★ (324)
Vrbo
Just One More Night is a lovely creek-front cabin
Cabin · 2 bd · 2 ba · sleeps 4 · 0.8 mi
Revenue $52,314ADR $252Occ ≈ 57%4.8★ (11)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy Cabin Oasis Cabin	2 bd · 1 ba · sleeps 6	$31,681	$184	47%	4.9★ (90)	0.1 mi	Airbnb
Woodland Escape Cabin	2 bd · 2 ba · sleeps 4	$18,343	$296	17%	5★ (1)	0.2 mi	Airbnb Booking
Beautiful Real Log Cabin-Blue Ridge Cabin	2 bd · 1 ba · sleeps 4	$31,070	$159	54%	4.9★ (355)	0.3 mi	Airbnb Vrbo
Peace of Aska w/ Hot Tub House	2 bd · 1 ba · sleeps 8	$146	$146	0%	—	0.3 mi	Airbnb Vrbo Booking
'Peace of Aska' Cabin w/ Hot Tub & Fire Pit! Cabin	2 bd · 1 ba · sleeps 8	$13,207	$240	15%	5★ (1)	0.3 mi	Airbnb Vrbo Booking
Hot Tub, Porch Swing Bed, Fire Pit, Aska Adventure Cabin	2 bd · 1 ba · sleeps 6	$33,024	$184	49%	4.9★ (312)	0.3 mi	Airbnb Vrbo Booking
Affordable. Private Mountain Get-A-Way -- Good Wi Fi Cabin	2 bd · 1 ba · sleeps 4	$27,156	$148	50%	4.9★ (324)	0.7 mi	Vrbo
Just One More Night is a lovely creek-front cabin Cabin	2 bd · 2 ba · sleeps 4	$52,314	$252	57%	4.8★ (11)	0.8 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

$33,521

NOI

$11,220

Cash flow /mo

$935

Cash needed

$489,896

Cash-on-cash (all cash)

2.3%

ROE (yr 1)

5.0%

Cap rate

2.5%

DSCR

—

Year-1 write-off

$99,949

Year-1 tax shield @ 32%

$31,984

Year-1 return on equity

Cash flow (annual)$11,220
Principal paydown (n/a, cash)$0
Appreciation at%$13,497

ROE5.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.6%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$6,704
Platform fees (3% of revenue)$1,006
Maintenance / capex (5% of revenue)$1,676
Utilities & supplies$4,200
HOA$504
Property tax$3,419
Insurance (STR-rated)$4,791

Cash needed to close

Purchase price (all cash)$449,900
Closing costs (4.0%)$17,996
Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

Tax shield @ 32%$31,984

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

$382,000

Short-life (5/15-yr)

$77,000 · 20%

Year-1 deduction

$100,000

Year-1 tax shield @ 32%

$32,000

Land 15% (market default, no usable tax-record split) · building $305,000 over 39 years · new furniture $22,000

Based on: 1,872 sq ft, built 1998, 2 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $60,000 in year 1 (10% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,400

Kitchen cabinetsdefault
$9,900 new × 40% good × 2.07 allocation
$8,200
Kitchen countertopsdefault
$8,100 new × 40% good × 2.07 allocation
$6,700
Decorative trimdefault
$3,300 new × 40% good × 2.07 allocation
$2,700
Mirrorsdefault
$300 new × 40% good × 2.07 allocation
$200
Shelvingdefault
$900 new × 40% good × 2.07 allocation
$700
Window coverings (19)default
$4,800 new × 40% good × 2.07 allocation
$3,900
Kitchen & laundry equipment plumbingdefault
$7,700 new × 44% good × 2.07 allocation
$7,000
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 44% good × 2.07 allocation
$4,300
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.07 allocation
$5,600
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$37,500

Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.07 allocation
$9,300
Landscaping (minimal)listing
$4,300 new × 50% good × 2.07 allocation
$4,500
Patiosdefault
$1,800 new × 50% good × 2.07 allocation
$1,900
Decks & porches (attached)listing
$21,100 new × 50% good × 2.07 allocation
$21,800

Building, 39-year$305,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,300 new × 53% good × 2.07 allocation
$224,900
Building plumbing & fixturesdefault
$21,100 new × 44% good × 2.07 allocation
$19,200
Building electrical & lightingdefault
$21,000 new × 44% good × 2.07 allocation
$19,200
HVACdefault
$21,100 new × 40% good × 2.07 allocation
$17,500
Hardwood & tile floorsdefault
$12,000 new × 40% good × 2.07 allocation
$10,000
Fireplacelisting
$2,600 new × 40% good × 2.07 allocation
$2,200
Septic systemlisting
$12,000 new × 50% good × 2.07 allocation
$12,400

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	$61,400	$37,500	$1,000	$99,900
2	$0	$0	$7,800	$7,800
3	$0	$0	$7,800	$7,800
4	$0	$0	$7,800	$7,800
5	$0	$0	$7,800	$7,800
6+	$0	$0	$273,100	$273,100
Total	$61,400	$37,500	$305,400	$404,400

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.