48 Twin Creeks
Blue Ridge, GA 30513
$499,900
3 bd · 3 ba · 2,040 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
2,040
Lot sqft
65,340
HOA / mo
$0
Furnished
No
List date
2026-09-30T20:26:44.000000Z
Revenue
Annual revenue
$33,947
ADR
$243
Occupancy
38%
Cleaning fees (12 mo)
$6,916
Confidence
Med (59.1), 10 comps
Comp revenue range (p25 / median / p75)
Tranquil Fern - Private oasis in Blue Ridge GA
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi
Revenue $31,635ADR $269Occ ≈ 32%5★ (95)
Papa’s Paradise in Blue Ridge
Cabin · 3 bd · 3 ba · sleeps 8 · 0.8 mi
Revenue $13,450ADR $186Occ ≈ 20%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge, McCaysville, Creek, Game Room, Pets ok Cabin | 3 bd · 3 ba · sleeps 8 | $30,427 | $283 | 29% | 4.8★ (53) | 289 ft | AirbnbVrbo |
Cabin at Twin Creeks Cabin | 3 bd · 3 ba · sleeps 8 | $23,377 | $264 | 24% | 4.9★ (75) | 515 ft | AirbnbVrboBooking |
Creek View/Hot Tub/Fire Place/Games/DogFriendly/EV Cabin | 3 bd · 3 ba · sleeps 8 | $64,242 | $368 | 48% | 5★ (106) | 0.1 mi | AirbnbVrboBooking |
Creekside Blue Ridge Pet Friendly w/ Fenced Yard Cabin | 3 bd · 2.5 ba · sleeps 8 | $40,535 | $332 | 33% | 5★ (11) | 0.2 mi | AirbnbVrboBooking |
Creekside Retreat, Hot Tub, Pet Friendly, Quiet Cabin | 3 bd · 3 ba · sleeps 6 | $23,697 | $296 | 22% | 4.8★ (29) | 0.2 mi | AirbnbVrboBooking |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 9 | $37,411 | $198 | 52% | 4.9★ (35) | 0.5 mi | AirbnbVrboBooking |
Tranquil Fern - Private oasis in Blue Ridge GA Cabin | 3 bd · 3.5 ba · sleeps 6 | $31,635 | $269 | 32% | 5★ (95) | 0.6 mi | Airbnb |
Book This Weekend! Pond, Kayaks & Firepit Cabin | 3 bd · 2 ba · sleeps 6 | $29,399 | $265 | 30% | 5★ (40) | 0.7 mi | AirbnbVrbo |
The Pines in Blue Ridge Retreat, Dog-friendly Cabin | 3 bd · 3 ba · sleeps 10 | $39,569 | $229 | 47% | 4.7★ (46) | 0.7 mi | AirbnbVrboBooking |
Papa’s Paradise in Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $13,450 | $186 | 20% | 5★ (3) | 0.8 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$33,947
NOI
$12,949
Cash flow /mo
-$1,615
Cash needed
$164,471
Cash-on-cash
-11.8%
ROE (yr 1)
-0.7%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$98,223
Year-1 tax shield @ 32%
$31,431
Year-1 return on equity
- Cash flow (annual)-$19,377
- Principal paydown$3,271
- Appreciation at%$14,997
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)$6,789
- Platform fees (3% of revenue)$1,018
- Maintenance / capex (5% of revenue)$1,697
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,969
- Insurance (STR-rated)$5,324
Cash needed to close
- Down payment (25%)$124,975
- Closing costs (4.0%)$19,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,431
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
$477,000
Short-life (5/15-yr)
$77,000 · 16%
Year-1 deduction
$98,000
Year-1 tax shield @ 32%
$31,000
Land 5% (county tax record, market value split) · building $399,000 over 39 years · new furniture $20,000
Based on: 2,040 sq ft, built 1999, 3 bd / 3 ba, unfurnished, listing features (patio, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (11% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$10,300 new × 40% good × 2.45 allocation
- $8,200
Kitchen countertopsdefault
$8,400 new × 40% good × 2.45 allocation
- $3,500
Decorative trimdefault
$3,600 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
- $4,900
Window coverings (20)default
$5,000 new × 40% good × 2.45 allocation
- $9,000
Kitchen & laundry equipment plumbingdefault
$8,000 new × 46% good × 2.45 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 46% good × 2.45 allocation
- $4,100
Appliances (dishwasher, refrigerator, dryer)listing
$4,200 new × 40% good × 2.45 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,400
Paving: driveway & walks (paved)default
$9,400 new × 50% good × 2.45 allocation
- $5,500
Landscaping (minimal)listing
$4,500 new × 50% good × 2.45 allocation
- $11,200
Patioslisting
$9,200 new × 50% good × 2.45 allocation
- $2,500
Decks & porches (attached)default
$2,000 new × 50% good × 2.45 allocation
- $297,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$221,300 new × 55% good × 2.45 allocation
- $25,800
Building plumbing & fixturesdefault
$23,000 new × 46% good × 2.45 allocation
- $26,000
Building electrical & lightingdefault
$23,100 new × 46% good × 2.45 allocation
- $22,500
HVACdefault
$23,000 new × 40% good × 2.45 allocation
- $12,800
Hardwood & tile floorsdefault
$13,100 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 | $66,300 | $30,600 | $1,300 | $98,200 |
| 2 | $0 | $0 | $10,200 | $10,200 |
| 3 | $0 | $0 | $10,200 | $10,200 |
| 4 | $0 | $0 | $10,200 | $10,200 |
| 5 | $0 | $0 | $10,200 | $10,200 |
| 6+ | $0 | $0 | $357,200 | $357,200 |
| Total | $66,300 | $30,600 | $399,400 | $496,400 |
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: 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.