3422 Sugar Creek Rd
Blue Ridge, GA 30513
$109,900
3 bd · 1 ba · 1,176 sqft · Listed today
View on Realtor.com →Year built
1967
Sqft
1,176
Lot sqft
32,670
HOA / mo
None
Furnished
No
List date
2026-10-31T05:14:59.000000Z
Revenue
Annual revenue
$27,209
ADR
$218
Occupancy
34%
Cleaning fees (12 mo)
$6,020
Confidence
Low (17.15), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $27,727
Clean & Cute New Home! 3-bed in Blue Ridge.7min to downtown BR, 20min to Ellijay
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $5,664ADR $269Occ ≈ 6%5★ (3)
The Hide Away
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $23,795ADR $286Occ ≈ 23%5★ (13)
Modern Secluded Cabin w/Private Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $9,774ADR $239Occ ≈ 11%4.7★ (9)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Clean & Cute New Home! 3-bed in Blue Ridge.7min to downtown BR, 20min to Ellijay House | 3 bd · 2 ba · sleeps 8 | $5,664 | $269 | 6% | 5★ (3) | 0.3 mi | Vrbo |
The Hide Away Cabin
| 3 bd · 2 ba · sleeps 6 | $23,795 | $286 | 23% | 5★ (13) | 0.3 mi | Airbnb |
Modern Blue Ridge Cabin with Full Kitchen Cabin
| 3 bd · 2 ba · sleeps 6 | $37,231 | $263 | 39% | 4.8★ (154) | 0.3 mi | AirbnbVrbo |
Modern Secluded Cabin w/Private Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $9,774 | $239 | 11% | 4.7★ (9) | 0.3 mi | Delisted |
Cozy Cottage with Full View of the Mountains! House
| 3 bd · 2 ba · sleeps 8 | $31,659 | $218 | 40% | 4.7★ (53) | 0.5 mi | AirbnbVrboBooking |
Whisper Creek Lodge- Riverside, HotTub, Outdoor FP Cabin
| 3 bd · 2 ba · sleeps 6 | $76,435 | $359 | 58% | 4.8★ (14) | 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$27,209
NOI
$14,017
Cash flow /mo
$564
Cash needed
$51,371
Cash-on-cash
13.2%
ROE (yr 1)
20.9%
Cap rate
12.8%
DSCR
1.93
Year-1 write-off
$46,529
Year-1 tax shield @ 32%
$14,889
Year-1 return on equity
- Cash flow (annual)$6,766
- Principal paydown$690
- Appreciation at%$3,297
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)$5,442
- Platform fees (3% of revenue)$816
- Maintenance / capex (5% of revenue)$1,360
- Utilities & supplies$4,200
- HOA$0
- Property tax$203
- Insurance (STR-rated)$1,170
Cash needed to close
- Down payment (25%)$27,475
- Closing costs (4.0%)$4,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$14,889
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
$91,000
Short-life (5/15-yr)
$27,000 · 29%
Year-1 deduction
$47,000
Year-1 tax shield @ 32%
$15,000
Land 17% (county tax record, market value split) · building $64,000 over 39 years · new furniture $20,000
Based on: 1,176 sq ft, built 1967, 3 bd / 1 ba, unfurnished, listing features (fence, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $39,000 in year 1 (22% short-life, $13,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $3,000
Kitchen cabinetsdefault
$8,400 new × 40% good × 0.89 allocation
- $2,400
Kitchen countertopsdefault
$6,900 new × 40% good × 0.89 allocation
- $700
Decorative trimdefault
$2,100 new × 40% good × 0.89 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 0.89 allocation
- $400
Shelvingdefault
$1,200 new × 40% good × 0.89 allocation
- $1,100
Window coverings (12)default
$3,000 new × 40% good × 0.89 allocation
- $2,700
Carpet, vinyl & laminate (100% of floors)listing
$7,600 new × 40% good × 0.89 allocation
- $2,300
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 0.89 allocation
- $1,400
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 0.89 allocation
- $2,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.89 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $3,200
Paving: driveway & walks (paved)default
$7,100 new × 50% good × 0.89 allocation
- $3,000
Landscaping (typical)default
$6,800 new × 50% good × 0.89 allocation
- $500
Patiosdefault
$1,200 new × 50% good × 0.89 allocation
- $500
Decks & porches (attached)default
$1,200 new × 50% good × 0.89 allocation
- $2,700
Fencinglisting
$6,000 new × 50% good × 0.89 allocation
- $45,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$127,100 new × 40% good × 0.89 allocation
- $4,700
Building plumbing & fixturesdefault
$13,200 new × 40% good × 0.89 allocation
- $4,300
Building electrical & lightingdefault
$12,200 new × 40% good × 0.89 allocation
- $4,700
HVACdefault
$13,200 new × 40% good × 0.89 allocation
- $5,300
Septic systemlisting
$12,000 new × 50% good × 0.89 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $36,500 | $9,900 | $100 | $46,500 |
| 2 | $0 | $0 | $1,700 | $1,700 |
| 3 | $0 | $0 | $1,700 | $1,700 |
| 4 | $0 | $0 | $1,700 | $1,700 |
| 5 | $0 | $0 | $1,700 | $1,700 |
| 6+ | $0 | $0 | $57,800 | $57,800 |
| Total | $36,500 | $9,900 | $64,500 | $110,900 |
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.