304 Ridge Cir
Blue Ridge, GA 30513
$599,000
3 bd · 3 ba · 2,910 sqft · Listed 5d ago
View on Realtor.com →Year built
1991
Sqft
2,910
Lot sqft
81,893
HOA / mo
None
Furnished
Yes
List date
2026-09-22T16:46:34.000000Z
Revenue
Annual revenue
$43,782
ADR
$293
Occupancy
41%
Cleaning fees (12 mo)
$9,324
Confidence
Med (52.78), 17 comps
Comp revenue range (p25 / median / p75)
Luxury Mountain Haus in Blue Ridge!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $17,119ADR $165Occ ≈ 28%4.8★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ridgetop Pointaview - Blue Ridge GA- Aska Cabin | 3 bd · 3 ba · sleeps 8 | $43,580 | $335 | 36% | 4.7★ (22) | 62 ft | AirbnbVrboBooking |
Luxury Mountain Haus in Blue Ridge! Cabin | 3 bd · 2 ba · sleeps 6 | $17,119 | $165 | 28% | 4.8★ (6) | 0.2 mi | Airbnb |
Blue Mtn Retreat - Round House House | 3 bd · 2 ba · sleeps 8 | $28,347 | $221 | 35% | 4.8★ (40) | 0.2 mi | AirbnbVrboBooking |
Family Mountain Getaway, Hot Tub, Views, Fire Pit House | 3 bd · 3 ba · sleeps 12 | $29,114 | $326 | 24% | 4.9★ (9) | 0.3 mi | AirbnbVrbo |
Moonlight Vista Cabin | 3 bd · 3.5 ba · sleeps 8 | $73,112 | $384 | 52% | 5★ (5) | 0.4 mi | AirbnbBooking |
Private Forest Haven - dogs welcome! House | 3 bd · 2.5 ba · sleeps 6 | $36,861 | $152 | 66% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Mountain Hideaway | Hot Tub | Theater | Outdoor Fi Cabin | 3 bd · 3 ba · sleeps 8 | $54,974 | $333 | 45% | 5★ (64) | 0.5 mi | AirbnbVrbo |
Chalet Sans Souci w/hot tub, fireplace, game room Cabin | 3 bd · 3 ba · sleeps 6 | $20,809 | $266 | 21% | 5★ (42) | 0.5 mi | AirbnbVrbo |
Blue Ridge Cabin- Great Location/Theater/Sleeps 8 Cabin | 3 bd · 3 ba · sleeps 8 | $46,703 | $286 | 45% | 5★ (9) | 0.6 mi | AirbnbBooking |
10 acres, 2 creeks, pond - Private Mountain Heaven Cabin | 3 bd · 2 ba · sleeps 8 | $62,049 | $260 | 65% | 5★ (78) | 0.6 mi | AirbnbVrbo |
Show all 17 comps
Dreamy Upscale Cabin w Hot Tub+Sauna Blue Ridge
House · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $6,429ADR $256Occ ≈ 7%5★ (3)
3BR Luxury Cabin • Hot Tub, Game Room & Views
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $60,648ADR $346Occ ≈ 48%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dreamy Upscale Cabin w Hot Tub+Sauna Blue Ridge House | 3 bd · 3 ba · sleeps 6 | $6,429 | $256 | 7% | 5★ (3) | 0.6 mi | Airbnb |
Mountain Views! Pool Table|Hot Tub|Fire Pit|Hiking Cabin | 3 bd · 3.5 ba · sleeps 6 | $35,111 | $581 | 17% | 5★ (38) | 0.6 mi | AirbnbVrbo |
Dog-friendly Retreat with Outdoor Sauna & Hot Tub Cabin | 3 bd · 3 ba · sleeps 12 | $39,449 | $322 | 34% | 5★ (18) | 0.6 mi | AirbnbVrbo |
3BR Luxury Cabin • Hot Tub, Game Room & Views Vacation home | 3 bd · 3 ba · sleeps 8 | $60,648 | $346 | 48% | 5★ (1) | 0.7 mi | Booking |
Luxury cabin! Top of mountain! Cabin | 3 bd · 3 ba · sleeps 7 | $31,503 | $299 | 29% | 5★ (107) | 0.7 mi | AirbnbVrbo |
Farmhouse Cabin Gated 10 min to Downtown ALL PAVED Cabin | 3 bd · 3.5 ba · sleeps 7 | $70,975 | $0 | — | 5★ (43) | 0.7 mi | AirbnbVrbo |
Cozy Mountain Escape: Hot Tub | Fire Pit | Views House | 3 bd · 2 ba · sleeps 8 | $27,637 | $242 | 31% | 4.7★ (6) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$43,782
NOI
$19,546
Cash flow /mo
-$1,599
Cash needed
$173,710
Cash-on-cash
-11.0%
ROE (yr 1)
1.6%
Cap rate
3.3%
DSCR
0.50
Year-1 write-off
$111,331
Year-1 tax shield @ 32%
$35,626
Year-1 return on equity
- Cash flow (annual)-$19,188
- Principal paydown$3,920
- Appreciation at%$17,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,756
- Platform fees (3% of revenue)$1,313
- Maintenance / capex (5% of revenue)$2,189
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,398
- Insurance (STR-rated)$6,379
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,626
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
$566,000
Short-life (5/15-yr)
$110,000 · 19%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$36,000
Land 6% (county tax record, market value split) · building $457,000 over 39 years
Based on: 2,910 sq ft, built 1991, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $80,000 in year 1 (14% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,900
Kitchen cabinetsdefault
$12,200 new × 40% good × 2.45 allocation
- $9,800
Kitchen countertopsdefault
$10,000 new × 40% good × 2.45 allocation
- $5,000
Decorative trimdefault
$5,100 new × 40% good × 2.45 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.45 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.45 allocation
- $7,100
Window coverings (29)default
$7,300 new × 40% good × 2.45 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$9,500 new × 40% good × 2.45 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 40% good × 2.45 allocation
- $6,600
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.45 allocation
- $8,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.45 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
- $13,700
Paving: driveway & walks (paved)default
$11,200 new × 50% good × 2.45 allocation
- $13,200
Landscaping (typical)default
$10,800 new × 50% good × 2.45 allocation
- $3,500
Patiosdefault
$2,900 new × 50% good × 2.45 allocation
- $3,500
Decks & porches (attached)default
$2,900 new × 50% good × 2.45 allocation
- $323,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$316,300 new × 42% good × 2.45 allocation
- $32,200
Building plumbing & fixturesdefault
$32,800 new × 40% good × 2.45 allocation
- $33,500
Building electrical & lightingdefault
$34,200 new × 40% good × 2.45 allocation
- $32,100
HVACdefault
$32,800 new × 40% good × 2.45 allocation
- $18,400
Hardwood & tile floorsdefault
$18,700 new × 40% good × 2.45 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.45 allocation
- $14,700
Septic systemlisting
$12,000 new × 50% good × 2.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,900 | $33,900 | $1,500 | $111,300 |
| 2 | $0 | $0 | $11,700 | $11,700 |
| 3 | $0 | $0 | $11,700 | $11,700 |
| 4 | $0 | $0 | $11,700 | $11,700 |
| 5 | $0 | $0 | $11,700 | $11,700 |
| 6+ | $0 | $0 | $408,200 | $408,200 |
| Total | $75,900 | $33,900 | $456,500 | $566,400 |
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.