488 Whispering Pine Ln Unit 9
Cherry Log, GA 30522
$509,000
3 bd · 2 ba · 1,418 sqft · Listed 13d ago
View on Realtor.com →Year built
1996
Sqft
1,418
Lot sqft
27,443
HOA / mo
$122
Furnished
No
List date
2026-09-14T13:02:32.000000Z
Revenue
Annual revenue
$39,074
ADR
$226
Occupancy
47%
Cleaning fees (12 mo)
$8,507
Confidence
Low (42.78), 10 comps
Comp revenue range (p25 / median / p75)
The Finish Line Blue Ridge Mountain Cabin Luxury
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $21,031ADR $284Occ ≈ 20%5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Retreat | Unwind and Bring Your Dog+ Spa! Cabin | 3 bd · 2 ba · sleeps 6 | $49,922 | $225 | 61% | 5★ (39) | 272 ft | AirbnbVrbo |
The Reward at Goose Island - Game Room / Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $3,452 | $380 | 2% | — | 420 ft | AirbnbVrboBooking |
The Finish Line Blue Ridge Mountain Cabin Luxury Cabin | 3 bd · 3 ba · sleeps 6 | $21,031 | $284 | 20% | 5★ (8) | 0.1 mi | Airbnb |
Secluded Cherry Log Cabin w/ Hot Tub + Swings! Cabin | 3 bd · 3 ba · sleeps 6 | $45,340 | $230 | 54% | 5★ (54) | 0.1 mi | AirbnbVrboBooking |
Hemlock Hill-Spacious and Cozy, Fire pit, Hot tub House | 3 bd · 3 ba · sleeps 10 | $62,619 | $331 | 52% | 5★ (32) | 0.2 mi | AirbnbVrbo |
Stoney Creek Retreat - Riverside Cherry Log Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $48,046 | $365 | 36% | 4.2★ (7) | 0.3 mi | AirbnbVrboBooking |
Charming Cherry Log Cabin Close to Blue Ridge Cabin | 3 bd · 2 ba · sleeps 6 | $43,149 | $188 | 63% | 4.9★ (175) | 0.4 mi | AirbnbVrbo |
Chalet Douillet | $189 Off Your Stay! Cabin | 3 bd · 2 ba · sleeps 6 | $24,302 | $291 | 23% | 4.9★ (25) | 0.4 mi | AirbnbVrboBooking |
Your Mountain Retreat- Whispering Pines Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $7,740 | $260 | 8% | 5★ (8) | 0.5 mi | AirbnbVrbo |
Five Ridge Bluff - Secluded Cabin in the Woods Cabin | 3 bd · 2 ba · sleeps 6 | $58,344 | $215 | 74% | 5★ (275) | 0.7 mi | AirbnbVrbo |
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
$39,074
NOI
$13,963
Cash flow /mo
-$1,579
Cash needed
$167,110
Cash-on-cash
-11.3%
ROE (yr 1)
-0.2%
Cap rate
2.7%
DSCR
0.42
Year-1 write-off
$107,533
Year-1 tax shield @ 32%
$34,411
Year-1 return on equity
- Cash flow (annual)-$18,951
- Principal paydown$3,331
- Appreciation at%$15,270
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,815
- Platform fees (3% of revenue)$1,172
- Maintenance / capex (5% of revenue)$1,954
- Utilities & supplies$4,200
- HOA$1,464
- Property tax$3,009
- Insurance (STR-rated)$5,497
Cash needed to close
- Down payment (25%)$127,250
- Closing costs (4.0%)$20,360
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,411
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
$368,000
Short-life (5/15-yr)
$87,000 · 24%
Year-1 deduction
$108,000
Year-1 tax shield @ 32%
$34,000
Land 28% (county tax record, market value split) · building $281,000 over 39 years · new furniture $20,000
Based on: 1,418 sq ft, built 1996, 3 bd / 2 ba, unfurnished, listing features (hot tub, fence, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $84,000 in year 1 (17% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.67 allocation
- $7,800
Kitchen countertopsdefault
$7,300 new × 40% good × 2.67 allocation
- $2,600
Decorative trimdefault
$2,500 new × 40% good × 2.67 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.67 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.67 allocation
- $3,700
Window coverings (14)default
$3,500 new × 40% good × 2.67 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 2.67 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.67 allocation
- $8,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.67 allocation
- $9,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.67 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,400
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.67 allocation
- $10,000
Landscaping (typical)default
$7,500 new × 50% good × 2.67 allocation
- $1,900
Patiosdefault
$1,400 new × 50% good × 2.67 allocation
- $1,900
Decks & porches (attached)default
$1,400 new × 50% good × 2.67 allocation
- $8,000
Fencinglisting
$6,000 new × 50% good × 2.67 allocation
- $204,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$153,400 new × 50% good × 2.67 allocation
- $17,000
Building plumbing & fixturesdefault
$15,900 new × 40% good × 2.67 allocation
- $16,300
Building electrical & lightingdefault
$15,200 new × 40% good × 2.67 allocation
- $17,000
HVACdefault
$16,000 new × 40% good × 2.67 allocation
- $9,700
Hardwood & tile floorsdefault
$9,100 new × 40% good × 2.67 allocation
- $16,000
Septic systemlisting
$12,000 new × 50% good × 2.67 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,500 | $32,200 | $900 | $107,500 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $251,000 | $251,000 |
| Total | $74,500 | $32,200 | $280,700 | $387,400 |
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.