Bentwood Ln Lot B6
Blue Ridge, GA 30513
$950,000
3 bd · 2 ba · Listed today
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
43,560
HOA / mo
None
Furnished
Yes
List date
2026-10-23T09:47:37.000000Z
Revenue
Annual revenue
$63,991
ADR
$365
Occupancy
48%
Cleaning fees (12 mo)
$6,136
Confidence
Low (38.82), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $58,928
Cheerful 3 bedroom home in historical district
House · 3 bd · 2.5 ba · sleeps 6 · 0.4 mi
Revenue $58,928ADR $439Occ ≈ 37%4.9★ (89)
3-Bedroom Suite in Huntington Historical District
Guest suite · 3 bd · 3 ba · sleeps 5 · 0.4 mi
Revenue $39,940ADR $343Occ ≈ 32%4.8★ (64)
Cozy 3BR Near Huntington's Nightlife & Beach
House · 3 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $3,638ADR $0Occ ≈ ——
Charming House Near Village and Park in Huntington
House · 3 bd · 1.5 ba · sleeps 5 · 0.6 mi
Revenue $78,743ADR $584Occ ≈ 37%5★ (31)
Vintage colonial near the Harbour
House · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $82,160ADR $631Occ ≈ 36%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cheerful 3 bedroom home in historical district House | 3 bd · 2.5 ba · sleeps 6 | $58,928 | $439 | 37% | 4.9★ (89) | 0.4 mi | Airbnb |
3-Bedroom Suite in Huntington Historical District Guest suite | 3 bd · 3 ba · sleeps 5 | $39,940 | $343 | 32% | 4.8★ (64) | 0.4 mi | Airbnb |
Cozy 3BR Near Huntington's Nightlife & Beach House | 3 bd · 1 ba · sleeps 5 | $3,638 | $0 | — | — | 0.5 mi | Airbnb |
Charming House Near Village and Park in Huntington House | 3 bd · 1.5 ba · sleeps 5 | $78,743 | $584 | 37% | 5★ (31) | 0.6 mi | Airbnb |
Vintage colonial near the Harbour House | 3 bd · 2 ba · sleeps 8 | $82,160 | $631 | 36% | 5★ (3) | 0.7 mi | Airbnb |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$63,991
NOI
$24,536
Cash flow /mo
-$3,218
Cash needed
$275,500
Cash-on-cash
-14.0%
ROE (yr 1)
-1.5%
Cap rate
2.6%
DSCR
0.39
Year-1 write-off
$173,343
Year-1 tax shield @ 32%
$55,470
Year-1 return on equity
- Cash flow (annual)-$38,619
- Principal paydown$5,870
- Appreciation at%$28,500
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)$12,798
- Platform fees (3% of revenue)$1,920
- Maintenance / capex (5% of revenue)$3,200
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,220
- Insurance (STR-rated)$10,118
Cash needed to close
- Down payment (25%)$237,500
- Closing costs (4.0%)$38,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$55,470
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
$809,000
Short-life (5/15-yr)
$173,000 · 21%
Year-1 deduction
$173,000
Year-1 tax shield @ 32%
$55,000
Land 15% (market default, no usable tax-record split) · building $636,000 over 39 years
Based on: ~1,900 sq ft (from beds), built 2026, 3 bd / 2 ba, furnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $119,000 in year 1 (15% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $21,800
Kitchen cabinetsdefault
$10,000 new × 100% good × 2.19 allocation
- $17,800
Kitchen countertopsdefault
$8,200 new × 100% good × 2.19 allocation
- $7,300
Decorative trimdefault
$3,300 new × 100% good × 2.19 allocation
- $700
Mirrorsdefault
$300 new × 100% good × 2.19 allocation
- $2,600
Shelvingdefault
$1,200 new × 100% good × 2.19 allocation
- $10,400
Window coverings (19)default
$4,800 new × 100% good × 2.19 allocation
- $13,400
Carpet, vinyl & laminate (50% of floors)listing
$6,100 new × 100% good × 2.19 allocation
- $16,900
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 2.19 allocation
- $10,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 2.19 allocation
- $16,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 2.19 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $19,800
Paving: driveway & walks (paved)default
$9,000 new × 100% good × 2.19 allocation
- $19,000
Landscaping (typical)default
$8,700 new × 100% good × 2.19 allocation
- $4,100
Patiosdefault
$1,900 new × 100% good × 2.19 allocation
- $4,100
Decks & porches (attached)default
$1,900 new × 100% good × 2.19 allocation
- $450,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 100% good × 2.19 allocation
- $46,700
Building plumbing & fixturesdefault
$21,400 new × 100% good × 2.19 allocation
- $46,700
Building electrical & lightingdefault
$21,400 new × 100% good × 2.19 allocation
- $46,800
HVACdefault
$21,400 new × 100% good × 2.19 allocation
- $13,400
Hardwood & tile floorsdefault
$6,100 new × 100% good × 2.19 allocation
- $5,800
Fireplacelisting
$2,600 new × 100% good × 2.19 allocation
- $26,200
Septic systemlisting
$12,000 new × 100% good × 2.19 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $125,700 | $47,000 | $700 | $173,300 |
| 2 | $0 | $0 | $16,300 | $16,300 |
| 3 | $0 | $0 | $16,300 | $16,300 |
| 4 | $0 | $0 | $16,300 | $16,300 |
| 5 | $0 | $0 | $16,300 | $16,300 |
| 6+ | $0 | $0 | $570,100 | $570,100 |
| Total | $125,700 | $47,000 | $636,000 | $808,700 |
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.