Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

221 Foxfire Rd

Blue Ridge, GA 30513

$899,000

4 bd · 3 ba · 2,514 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

2004

Sqft

2,514

Lot sqft

96,703

HOA / mo

None

Furnished

Yes

List date

2026-10-14T14:42:33.000000Z

Revenue

Annual revenue

$63,119

ADR

$230

Occupancy

75%

Cleaning fees (12 mo)

$10,527

Confidence

Med (59.06), 26 comps

Comp revenue range (p25 / median / p75)

$42,169$58,736$75,701

Median revenue of shown comps: $66,428

*Blue Fox Den*Retreat~Golf~Views~Arcade~HotTub
Cabin · 4 bd · 3 ba · sleeps 11 · 0 ft
Revenue $57,277ADR $603Occ ≈ 26%5★ (58)
Airbnb
Blue Fox Den - Putt Putt - Fire Pit - Views
Cabin · 4 bd · 3 ba · sleeps 11 · 171 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $63,343ADR $433Occ ≈ 40%5★ (25)
Airbnb Vrbo
Mountain Cabin | Paved Roads, WiFi, Near Downtown!
Cabin · 4 bd · 4 ba · sleeps 12 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +6
Revenue $53,044ADR $505Occ ≈ 29%5★ (89)
Airbnb Vrbo Booking
Cardinal and Bear Lodge
Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $66,428ADR $327Occ ≈ 56%5★ (89)
Airbnb Vrbo
Luxury Holiday Retreat+Hot Tub+Pool Table+Mtn view
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $87,295ADR $527Occ ≈ 45%5★ (38)
Airbnb Vrbo
The Retreat is pet-friendly with 3 King beds, Hot Tub, Fire-pit, pool table and minutes from downtown Blue Ridge
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $42,986ADR $249Occ ≈ 47%4.6★ (31)
Vrbo Booking
Born In The Rockies - Mtn Views, Hot Tub, Theater
Cabin · 4 bd · 3 ba · sleeps 12 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $45,456ADR $376Occ ≈ 33%4.8★ (23)
Airbnb Vrbo
Luxury Mountain Retreat w/ Hot Tub, Views & 6 mins
House · 4 bd · 3.5 ba · sleeps 10 · 0.6 mi
Revenue $73,825ADR $1,006Occ ≈ 20%5★ (12)
Airbnb
Black Bear Falls
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $79,908ADR $383Occ ≈ 57%—
Booking
Luxury Cabin w/ View, Hot Tub, Game Room, Fire Pit
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $55,853ADR $335Occ ≈ 46%4.9★ (26)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Blue Fox DenRetreat~Golf~Views~Arcade~HotTub Cabin	4 bd · 3 ba · sleeps 11	$57,277	$603	26%	5★ (58)	0 ft	Airbnb
Blue Fox Den - Putt Putt - Fire Pit - Views Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3 ba · sleeps 11	$63,343	$433	40%	5★ (25)	171 ft	Airbnb Vrbo
Mountain Cabin \| Paved Roads, WiFi, Near Downtown! Cabin Hot tub A/C Free parking Wifi +6	4 bd · 4 ba · sleeps 12	$53,044	$505	29%	5★ (89)	0.3 mi	Airbnb Vrbo Booking
Cardinal and Bear Lodge Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3 ba · sleeps 10	$66,428	$327	56%	5★ (89)	0.5 mi	Airbnb Vrbo
Luxury Holiday Retreat+Hot Tub+Pool Table+Mtn view Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3.5 ba · sleeps 10	$87,295	$527	45%	5★ (38)	0.5 mi	Airbnb Vrbo
The Retreat is pet-friendly with 3 King beds, Hot Tub, Fire-pit, pool table and minutes from downtown Blue Ridge Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3.5 ba · sleeps 10	$42,986	$249	47%	4.6★ (31)	0.5 mi	Vrbo Booking
Born In The Rockies - Mtn Views, Hot Tub, Theater Cabin Hot tub A/C Free parking Wifi +4	4 bd · 3 ba · sleeps 12	$45,456	$376	33%	4.8★ (23)	0.6 mi	Airbnb Vrbo
Luxury Mountain Retreat w/ Hot Tub, Views & 6 mins House	4 bd · 3.5 ba · sleeps 10	$73,825	$1,006	20%	5★ (12)	0.6 mi	Airbnb
Black Bear Falls Vacation home	4 bd · 3 ba · sleeps 10	$79,908	$383	57%	—	0.6 mi	Booking
Luxury Cabin w/ View, Hot Tub, Game Room, Fire Pit Cabin Hot tub A/C Free parking Pets OK +4	4 bd · 3 ba · sleeps 10	$55,853	$335	46%	4.9★ (26)	0.6 mi	Airbnb Vrbo

Show 3 more

Black Bear Falls - Big Views and Minutes from Town
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $76,326ADR $398Occ ≈ 53%5★ (23)
Airbnb Vrbo
Breakaway Ridge - Blue Ridge
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $121,363ADR $694Occ ≈ 48%4.8★ (24)
Airbnb Vrbo Booking
Views, Sauna, Hot Tub, Paved Roads, 2 Masters
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $72,888ADR $359Occ ≈ 56%4.9★ (194)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Black Bear Falls - Big Views and Minutes from Town Cabin Hot tub A/C Free parking Wifi +5	4 bd · 3 ba · sleeps 10	$76,326	$398	53%	5★ (23)	0.6 mi	Airbnb Vrbo
Breakaway Ridge - Blue Ridge Cabin Hot tub A/C Free parking Wifi +4	4 bd · 3 ba · sleeps 10	$121,363	$694	48%	4.8★ (24)	0.7 mi	Airbnb Vrbo Booking
Views, Sauna, Hot Tub, Paved Roads, 2 Masters Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3.5 ba · sleeps 10	$72,888	$359	56%	4.9★ (194)	0.7 mi	Airbnb Vrbo

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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$63,119

NOI

$29,265

Cash flow /mo

-$2,579

Cash needed

$260,710

Cash-on-cash

-11.9%

ROE (yr 1)

0.6%

Cap rate

3.3%

DSCR

0.49

Year-1 write-off

$169,444

Year-1 tax shield @ 32%

$54,222

Year-1 return on equity

Cash flow (annual)-$30,952
Principal paydown$5,467
Appreciation at%$26,970

ROE0.6%

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)$12,624
Platform fees (3% of revenue)$1,894
Maintenance / capex (5% of revenue)$3,156
Utilities & supplies$4,200
HOA$0
Property tax$2,406
Insurance (STR-rated)$9,574

Cash needed to close

Down payment (25%)$224,750
Closing costs (4.0%)$35,960
Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

Tax shield @ 32%$54,222

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

$836,000

Short-life (5/15-yr)

$169,000 · 20%

Year-1 deduction

$169,000

Year-1 tax shield @ 32%

$54,000

Land 7% (county tax record, market value split) · building $667,000 over 39 years

Based on: 2,514 sq ft, built 2004, 4 bd / 3 ba, furnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $95,000 in year 1 (11% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$94,800

Kitchen cabinetsdefault
$11,300 new × 40% good × 2.89 allocation
$13,100
Kitchen countertops (stone)listing
$11,600 new × 40% good × 2.89 allocation
$13,400
Decorative trimdefault
$4,400 new × 40% good × 2.89 allocation
$5,100
Mirrorsdefault
$500 new × 40% good × 2.89 allocation
$500
Shelvingdefault
$1,500 new × 40% good × 2.89 allocation
$1,700
Window coverings (25)default
$6,300 new × 40% good × 2.89 allocation
$7,200
Kitchen & laundry equipment plumbingdefault
$8,800 new × 56% good × 2.89 allocation
$14,200
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 56% good × 2.89 allocation
$8,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.89 allocation
$8,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.89 allocation
$10,400
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
$9,200
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
$2,400

15-year land improvements$73,900

Paving: driveway & walks (paved)default
$10,400 new × 50% good × 2.89 allocation
$15,000
Landscaping (typical)default
$10,000 new × 50% good × 2.89 allocation
$14,500
Patiosdefault
$2,500 new × 50% good × 2.89 allocation
$3,600
Decks & porches (attached)listing
$28,300 new × 50% good × 2.89 allocation
$40,900

Building, 39-year$667,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$272,700 new × 63% good × 2.89 allocation
$499,300
Building plumbing & fixturesdefault
$28,300 new × 56% good × 2.89 allocation
$45,900
Building electrical & lightingdefault
$29,100 new × 56% good × 2.89 allocation
$47,200
HVACdefault
$28,300 new × 40% good × 2.89 allocation
$32,700
Hardwood & tile floorsdefault
$16,200 new × 40% good × 2.89 allocation
$18,700
Fireplaces (2)listing
$5,300 new × 40% good × 2.89 allocation
$6,100
Septic systemlisting
$12,000 new × 50% good × 2.89 allocation
$17,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$94,800	$73,900	$700	$169,400
2	$0	$0	$17,100	$17,100
3	$0	$0	$17,100	$17,100
4	$0	$0	$17,100	$17,100
5	$0	$0	$17,100	$17,100
6+	$0	$0	$598,100	$598,100
Total	$94,800	$73,900	$667,200	$836,000

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.