50 Broken Arrow Path
Blue Ridge, GA 30513
$1,100,000
3 bd · 3.5 ba · 2,820 sqft · Listed 1d ago
View on Realtor.com →Year built
2017
Sqft
2,820
Lot sqft
76,230
HOA / mo
None
Furnished
Yes
List date
2026-10-30T18:27:00.000000Z
Revenue
Annual revenue
$53,234
ADR
$255
Occupancy
57%
Cleaning fees (12 mo)
$10,967
Confidence
Med (54.34), 16 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $47,038
5-Star Cabin-Best Views in GA-Hot Tub on deck-15 Min to Blue Ridge-Always Clean
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $61,591ADR $213Occ ≈ 79%5★ (412)
A Bird's Eye View - Pet-Friendly Cabin in Cherry Log
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $9,654ADR $245Occ ≈ 11%—
A Bird’s Eye View: Hot Tub & Scenic Views
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $50,324ADR $255Occ ≈ 54%4.8★ (4)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Amazing Grace - Mountain Retreat Cabin
| 3 bd · 3 ba · sleeps 6 | $25,084 | $221 | 31% | 4.9★ (108) | 0.2 mi | AirbnbVrboBooking |
5-Star Cabin-Best Views in GA-Hot Tub on deck-15 Min to Blue Ridge-Always Clean Cabin
| 3 bd · 2.5 ba · sleeps 8 | $61,591 | $213 | 79% | 5★ (412) | 0.2 mi | Vrbo |
Stress Free Summit- Mtn Views, Hot Tub, Views! Cabin
| 3 bd · 3 ba · sleeps 6 | $37,998 | $296 | 35% | 4.9★ (8) | 0.4 mi | AirbnbVrboBooking |
A Bird's Eye View - Pet-Friendly Cabin in Cherry Log Cabin
| 3 bd · 3 ba · sleeps 6 | $9,654 | $245 | 11% | — | 0.4 mi | Vrbo |
Family and Friends: Beautiful, Cozy & Relaxing Cabin | 3 bd · 3 ba · sleeps 10 | $49,976 | $444 | 31% | 4.9★ (328) | 0.4 mi | AirbnbVrbo |
A Bird’s Eye View: Hot Tub & Scenic Views Cabin | 3 bd · 3 ba · sleeps 6 | $50,324 | $255 | 54% | 4.8★ (4) | 0.5 mi | Delisted |
A Bird's Eye View - Pet-Friendly Cabin Mt Views Cabin
| 3 bd · 3 ba · sleeps 6 | $44,100 | $251 | 48% | 4.9★ (48) | 0.5 mi | AirbnbVrboBooking |
Mountain Views • Hot Tub • Fire Pit • Pet Friendly Cabin
| 3 bd · 3 ba · sleeps 6 | $24,445 | $225 | 30% | 5★ (38) | 0.5 mi | AirbnbVrbo |
Secluded Mountain Retreat in the Blue Ridge, GA Cabin
| 3 bd · 3 ba · sleeps 6 | $33,180 | $222 | 41% | 4.9★ (101) | 0.5 mi | AirbnbVrbo |
Sunrise View-10 Min to Blue Ridge,Hot Tub-3 BR Cabin
| 3 bd · 3 ba · sleeps 8 | $37,788 | $226 | 46% | 4.8★ (144) | 0.5 mi | AirbnbVrboBooking |
Show 4 more
Str License #003660 Longview - Hot Tub, Game
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi
Revenue $61,146ADR $318Occ ≈ 53%5★ (70)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cardinal Ridge -Pet Friendly, Hot Tub, Mtn Views House
| 3 bd · 3 ba · sleeps 10 | $94,757 | $500 | 52% | 4.7★ (19) | 0.6 mi | AirbnbVrboBooking |
Blu Water Retreat,A Lakefront Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $58,425 | $313 | 51% | 5★ (251) | 0.6 mi | AirbnbVrbo |
Str License #003660 Longview - Hot Tub, Game Cabin | 3 bd · 3.5 ba · sleeps 6 | $61,146 | $318 | 53% | 5★ (70) | 0.6 mi | Airbnb |
Cherry Lake Lodge w/ Hot Tub, Fire Pit & Game Room Cabin
| 3 bd · 3 ba · sleeps 10 | $76,987 | $336 | 63% | 5★ (215) | 0.7 mi | AirbnbVrboBooking |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$53,234
NOI
$16,787
Cash flow /mo
-$4,649
Cash needed
$319,000
Cash-on-cash
-17.5%
ROE (yr 1)
-5.0%
Cap rate
1.5%
DSCR
0.23
Year-1 write-off
$145,981
Year-1 tax shield @ 32%
$46,714
Year-1 return on equity
- Cash flow (annual)-$55,786
- Principal paydown$6,905
- Appreciation at%$33,000
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)$10,647
- Platform fees (3% of revenue)$1,597
- Maintenance / capex (5% of revenue)$2,662
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,461
- Insurance (STR-rated)$11,880
Cash needed to close
- Down payment (25%)$275,000
- Closing costs (4.0%)$44,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,714
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
$941,000
Short-life (5/15-yr)
$145,000 · 15%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 15% (county tax record, market value split) · building $796,000 over 39 years
Based on: 2,820 sq ft, built 2017, 3 bd / 3.5 ba, furnished, listing features (hot tub, fence, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $102,000 in year 1 (11% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,200
Kitchen cabinetsdefault
$12,000 new × 64% good × 2.24 allocation
- $14,100
Kitchen countertopsdefault
$9,800 new × 64% good × 2.24 allocation
- $7,100
Decorative trimdefault
$4,900 new × 64% good × 2.24 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.24 allocation
- $1,700
Shelvingdefault
$1,200 new × 64% good × 2.24 allocation
- $6,300
Window coverings (28)default
$7,000 new × 40% good × 2.24 allocation
- $17,100
Kitchen & laundry equipment plumbingdefault
$9,300 new × 82% good × 2.24 allocation
- $10,400
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 82% good × 2.24 allocation
- $6,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.24 allocation
- $8,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.24 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $15,800
Paving: driveway & walks (paved)default
$11,000 new × 64% good × 2.24 allocation
- $15,200
Landscaping (typical)default
$10,600 new × 64% good × 2.24 allocation
- $4,000
Patiosdefault
$2,800 new × 64% good × 2.24 allocation
- $3,400
Decks & porches (attached)default
$2,800 new × 55% good × 2.24 allocation
- $7,400
Fencinglisting
$6,000 new × 55% good × 2.24 allocation
- $583,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$306,500 new × 85% good × 2.24 allocation
- $58,400
Building plumbing & fixturesdefault
$31,800 new × 82% good × 2.24 allocation
- $60,700
Building electrical & lightingdefault
$33,000 new × 82% good × 2.24 allocation
- $39,100
HVACdefault
$31,800 new × 55% good × 2.24 allocation
- $26,000
Hardwood & tile floorsdefault
$18,100 new × 64% good × 2.24 allocation
- $11,300
Fireplaces (3)listing
$7,900 new × 64% good × 2.24 allocation
- $17,200
Septic systemlisting
$12,000 new × 64% good × 2.24 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,300 | $45,800 | $900 | $146,000 |
| 2 | $0 | $0 | $20,400 | $20,400 |
| 3 | $0 | $0 | $20,400 | $20,400 |
| 4 | $0 | $0 | $20,400 | $20,400 |
| 5 | $0 | $0 | $20,400 | $20,400 |
| 6+ | $0 | $0 | $713,800 | $713,800 |
| Total | $99,300 | $45,800 | $796,300 | $941,500 |
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.