450 Flat Creek Cir
Blue Ridge, GA 30513
$985,000
5 bd · 3 ba · Listed 1d ago
View on Realtor.com →Year built
1995
Sqft
—
Lot sqft
64,904
HOA / mo
None
Furnished
No
List date
2026-10-07T14:01:02.000000Z
Revenue
Annual revenue
$57,039
ADR
$464
Occupancy
34%
Cleaning fees (12 mo)
$10,497
Confidence
Low (32.66), 14 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $37,350
The Silver Fox
Vacation home · 4 bd · 4 ba · sleeps 8 · 0.3 mi
Revenue $101,846ADR $506Occ ≈ 55%—
Bell Camp Vista | Luxury + Mountain Views
Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $130,774ADR $442Occ ≈ 81%5★ (94)
Neverland Retreat, River Views, Hot tub & Games
Cabin · 5 bd · 3 ba · sleeps 14 · 0.6 mi
Revenue $32,342ADR $327Occ ≈ 27%5★ (1)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury River-View Cabin|Game Rm, Hot Tub, Fire Pit House | 5 bd · 4 ba · sleeps 12 | $42,357 | $527 | 22% | 4.8★ (18) | 72 ft | AirbnbVrbo |
The Silver Fox Vacation home | 4 bd · 4 ba · sleeps 8 | $101,846 | $506 | 55% | — | 0.3 mi | Booking |
Blue Ridge Cabin in Aska | Hot Tub+Long Range View Cabin | 4 bd · 3.5 ba · sleeps 11 | $22,280 | $409 | 15% | 5★ (20) | 0.3 mi | AirbnbVrbo |
The Silver Fox- Aska Area, Hot Tub, Modern Chic Cabin | 4 bd · 3.5 ba · sleeps 8 | $94,518 | $524 | 49% | 4.8★ (17) | 0.4 mi | AirbnbVrbo |
Bell Camp Vista | Luxury + Mountain Views Cabin | 4 bd · 3 ba · sleeps 10 | $130,774 | $442 | 81% | 5★ (94) | 0.5 mi | Airbnb |
Mountain Views | 4 King Bedroom Luxury Cabin Cabin | 4 bd · 3.5 ba · sleeps 8 | $31,663 | $602 | 14% | 4.7★ (28) | 0.5 mi | AirbnbVrbo |
The Canopy House - Hot Tub, Sauna, Mountain View House | 4 bd · 3 ba · sleeps 10 | $28,148 | $494 | 16% | 5★ (8) | 0.6 mi | AirbnbVrboBooking |
Aska Retreat HotTub+Fireplace Paved Access Cabin | 4 bd · 3 ba · sleeps 8 | $21,783 | $362 | 16% | 4.9★ (37) | 0.6 mi | AirbnbVrboBooking |
Colby's Cabin- Pet Friendly, Fireplace, Hot Tub Cabin | 4 bd · 3 ba · sleeps 8 | $69,718 | $495 | 39% | 5★ (42) | 0.6 mi | AirbnbVrboBooking |
Neverland Retreat, River Views, Hot tub & Games Cabin | 5 bd · 3 ba · sleeps 14 | $32,342 | $327 | 27% | 5★ (1) | 0.6 mi | Delisted |
Show 4 more
Welcome To Lake Front Luxury
House · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $28,336ADR $445Occ ≈ 17%5★ (137)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riversong on the Toccoa・Hot Tub・Views・Pets Welc Cabin | 4 bd · 3 ba · sleeps 8 | $17,087 | $516 | 9% | 5★ (3) | 0.7 mi | AirbnbVrboBooking |
LUXURY Chalet! Hot Tub, Sauna, Arcade, 3 King, Creek House | 4 bd · 3.5 ba · sleeps 16 | $114,552 | $599 | 52% | 4.9★ (41) | 0.7 mi | AirbnbVrbo |
Welcome To Lake Front Luxury House | 4 bd · 3 ba · sleeps 10 | $28,336 | $445 | 17% | 5★ (137) | 0.7 mi | Vrbo |
Private Cozy Luxury w/creek - No detail overlooked Cabin | 4 bd · 3 ba · sleeps 16 | $80,662 | $545 | 41% | 4.9★ (102) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$57,039
NOI
$24,108
Cash flow /mo
-$3,427
Cash needed
$312,150
Cash-on-cash
-13.2%
ROE (yr 1)
-1.7%
Cap rate
2.4%
DSCR
0.37
Year-1 write-off
$244,066
Year-1 tax shield @ 32%
$78,101
Year-1 return on equity
- Cash flow (annual)-$41,126
- Principal paydown$6,135
- Appreciation at%$29,550
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)$11,408
- Platform fees (3% of revenue)$1,711
- Maintenance / capex (5% of revenue)$2,852
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,270
- Insurance (STR-rated)$10,490
Cash needed to close
- Down payment (25%)$246,250
- Closing costs (4.0%)$39,400
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$78,101
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
$942,000
Short-life (5/15-yr)
$217,000 · 23%
Year-1 deduction
$244,000
Year-1 tax shield @ 32%
$78,000
Land 4% (county tax record, market value split) · building $725,000 over 39 years · new furniture $27,000
Based on: ~2,900 sq ft (from beds), built 1995, 5 bd / 3 ba, unfurnished, listing features (hot tub, deck, fence, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $144,000 in year 1 (12% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,300
Kitchen cabinetsdefault
$12,200 new × 40% good × 3.56 allocation
- $14,200
Kitchen countertopsdefault
$9,900 new × 40% good × 3.56 allocation
- $7,200
Decorative trimdefault
$5,100 new × 40% good × 3.56 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.56 allocation
- $2,600
Shelvingdefault
$1,800 new × 40% good × 3.56 allocation
- $10,300
Window coverings (29)default
$7,300 new × 40% good × 3.56 allocation
- $13,300
Carpet, vinyl & laminate (50% of floors)listing
$9,300 new × 40% good × 3.56 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$9,500 new × 40% good × 3.56 allocation
- $8,100
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 40% good × 3.56 allocation
- $4,000
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 3.56 allocation
- $12,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.56 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $19,900
Paving: driveway & walks (paved)default
$11,200 new × 50% good × 3.56 allocation
- $19,100
Landscaping (typical)default
$10,700 new × 50% good × 3.56 allocation
- $5,100
Patiosdefault
$2,900 new × 50% good × 3.56 allocation
- $58,100
Decks & porches (attached)listing
$32,600 new × 50% good × 3.56 allocation
- $10,700
Fencinglisting
$6,000 new × 50% good × 3.56 allocation
- $541,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$314,600 new × 48% good × 3.56 allocation
- $46,600
Building plumbing & fixturesdefault
$32,700 new × 40% good × 3.56 allocation
- $48,500
Building electrical & lightingdefault
$34,000 new × 40% good × 3.56 allocation
- $46,500
HVACdefault
$32,700 new × 40% good × 3.56 allocation
- $13,300
Hardwood & tile floorsdefault
$9,300 new × 40% good × 3.56 allocation
- $7,500
Fireplaces (2)listing
$5,300 new × 40% good × 3.56 allocation
- $21,400
Septic systemlisting
$12,000 new × 50% good × 3.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $130,400 | $112,800 | $800 | $244,100 |
| 2 | $0 | $0 | $18,600 | $18,600 |
| 3 | $0 | $0 | $18,600 | $18,600 |
| 4 | $0 | $0 | $18,600 | $18,600 |
| 5 | $0 | $0 | $18,600 | $18,600 |
| 6+ | $0 | $0 | $650,000 | $650,000 |
| Total | $130,400 | $112,800 | $725,100 | $968,400 |
The building's share of the price ($942,000) is 3.6x our depreciated replacement cost of the home ($265,000). 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.