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3422 Sugar Creek Rd

3422 Sugar Creek Rd

Blue Ridge, GA 30513

$109,900

3 bd · 1 ba · 1,176 sqft · Listed today

View on Realtor.com →
Low confidence

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)

$13,279$27,727$35,838

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

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $5,664ADR $269Occ ≈ 6%5★ (3)

    Vrbo

  • 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)

    Airbnb

  • Modern Blue Ridge Cabin with Full Kitchen

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $37,231ADR $263Occ ≈ 39%4.8★ (154)

    AirbnbVrbo

  • 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

  • Cozy Cottage with Full View of the Mountains!

    House · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $31,659ADR $218Occ ≈ 40%4.7★ (53)

    AirbnbVrboBooking

  • Whisper Creek Lodge- Riverside, HotTub, Outdoor FP

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $76,435ADR $359Occ ≈ 58%4.8★ (14)

    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

Financing
Management

Est. revenue

$27,209

NOI

$14,017

Cash flow /mo

$1,168

Cash needed

$133,796

Cash-on-cash (all cash)

10.5%

ROE (yr 1)

12.9%

Cap rate

12.8%

DSCR

—

Year-1 write-off

$46,529

Year-1 tax shield @ 32%

$14,889

Year-1 return on equity

  • Cash flow (annual)$14,017
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$3,297
ROE12.9%

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

  • Purchase price (all cash)$109,900
  • 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.

5-year property$36,500

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 0.89 allocation

    $3,000

  • Kitchen countertopsdefault

    $6,900 new × 40% good × 0.89 allocation

    $2,400

  • Decorative trimdefault

    $2,100 new × 40% good × 0.89 allocation

    $700

  • Mirrorsdefault

    $200 new × 40% good × 0.89 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 0.89 allocation

    $400

  • Window coverings (12)default

    $3,000 new × 40% good × 0.89 allocation

    $1,100

  • Carpet, vinyl & laminate (100% of floors)listing

    $7,600 new × 40% good × 0.89 allocation

    $2,700

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 40% good × 0.89 allocation

    $2,300

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 0.89 allocation

    $1,400

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 0.89 allocation

    $2,900

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$9,900

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 0.89 allocation

    $3,200

  • Landscaping (typical)default

    $6,800 new × 50% good × 0.89 allocation

    $3,000

  • Patiosdefault

    $1,200 new × 50% good × 0.89 allocation

    $500

  • Decks & porches (attached)default

    $1,200 new × 50% good × 0.89 allocation

    $500

  • Fencinglisting

    $6,000 new × 50% good × 0.89 allocation

    $2,700
Building, 39-year$64,500

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $127,100 new × 40% good × 0.89 allocation

    $45,300

  • Building plumbing & fixturesdefault

    $13,200 new × 40% good × 0.89 allocation

    $4,700

  • Building electrical & lightingdefault

    $12,200 new × 40% good × 0.89 allocation

    $4,300

  • HVACdefault

    $13,200 new × 40% good × 0.89 allocation

    $4,700

  • Septic systemlisting

    $12,000 new × 50% good × 0.89 allocation

    $5,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.