31 Highland Hammock Dr
Blue Ridge, GA 30513
$499,900
3 bd · 2 ba · 2,176 sqft · Listed 22d ago
View on Realtor.com →Year built
2000
Sqft
2,176
Lot sqft
50,965
HOA / mo
$0
Furnished
No
List date
2026-09-05T21:43:13.000000Z
Revenue
Annual revenue
$46,893
ADR
$259
Occupancy
50%
Cleaning fees (12 mo)
$9,306
Confidence
Med (53.35), 35 comps
Comp revenue range (p25 / median / p75)
Blue Ridge Mountain View Cabin, Bear Hammock
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $41,653ADR $198Occ ≈ 58%5★ (238)
Ultimate Mountain Cabin Getaway - Bear to Dream
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $61,532ADR $334Occ ≈ 50%5★ (62)
3BR/3BA Riverfront Cabin / Pets / Hot Tub/ Fishing
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $1,349ADR $224Occ ≈ 2%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded creekside cabin with biking/hiking trails Cabin | 3 bd · 2.5 ba · sleeps 8 | $26,369 | $339 | 21% | 5★ (42) | 0.2 mi | AirbnbVrbo |
Heavenly Escape | Book 2 nights, stay 3 nights! Cabin | 3 bd · 3 ba · sleeps 10 | $67,336 | $0 | — | 5★ (62) | 0.2 mi | AirbnbVrboBooking |
Blue Ridge Mountain View Cabin, Bear Hammock Cabin | 3 bd · 3 ba · sleeps 6 | $41,653 | $198 | 58% | 5★ (238) | 0.2 mi | Airbnb |
Silver Eagle Lodge Cabin | 3 bd · 2.5 ba · sleeps 8 | $53,922 | $373 | 40% | 5★ (86) | 0.3 mi | AirbnbVrbo |
Ultimate Mountain Cabin Getaway - Bear to Dream Cabin | 3 bd · 3 ba · sleeps 10 | $61,532 | $334 | 50% | 5★ (62) | 0.3 mi | Airbnb |
Family Escape: Outdoor Fireplace + Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $57,788 | $309 | 51% | 4.9★ (38) | 0.3 mi | AirbnbVrbo |
Creekfront! Hottub-Firepit-Outdoor movies-GameRoom Cabin | 3 bd · 2 ba · sleeps 7 | $42,383 | $321 | 36% | 5★ (79) | 0.3 mi | AirbnbVrboBooking |
Catch of the Day - Epworth GA- Fightingtown Creek Cabin | 3 bd · 3 ba · sleeps 6 | $76,214 | $286 | 73% | 4.4★ (12) | 0.4 mi | AirbnbVrboBooking |
3BR/3BA Riverfront Cabin / Pets / Hot Tub/ Fishing Cabin | 3 bd · 3 ba · sleeps 6 | $1,349 | $224 | 2% | 5★ (1) | 0.4 mi | Airbnb |
Fireside - Rustic charm yet luxurious & fun Cabin | 3 bd · 3 ba · sleeps 6 | $55,711 | $253 | 60% | 5★ (359) | 0.4 mi | AirbnbVrbo |
Show all 35 comps
Black Antler | Mt Views, Fire Pit, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $19,452ADR $309Occ ≈ 17%5★ (15)
LUXE Chalet Hot tub, Amazing view, 10 min downtown
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $61,334ADR $326Occ ≈ 52%4.9★ (38)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Nina's Cabin - Easy access and close to town. Cabin | 3 bd · 3 ba · sleeps 8 | $19,576 | $181 | 30% | 4.6★ (201) | 0.4 mi | AirbnbVrbo |
Blue Deer Mountain House | 3 bd · 2.5 ba · sleeps 8 | $44,889 | $218 | 56% | 5★ (41) | 0.4 mi | AirbnbVrbo |
Chestnut Ridge - Mountain views & hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $94,318 | $404 | 64% | 4.8★ (176) | 0.4 mi | AirbnbVrbo |
Casa Azul - Pet Friendly | Hot Tub | Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $26,271 | $318 | 23% | 5★ (2) | 0.4 mi | AirbnbVrbo |
Casa Azul Vacation home | 3 bd · 2 ba · sleeps 8 | $23,528 | $336 | 19% | — | 0.4 mi | Booking |
Cabin in Blue Ridge w/Game room, Hot Tub, Fire pit Cabin | 3 bd · 3 ba · sleeps 10 | $35,202 | $368 | 26% | 4.9★ (10) | 0.5 mi | AirbnbVrbo |
Fightingtown Creek Retreat llc Cabin | 3 bd · 3 ba · sleeps 5 | $30,018 | $167 | 49% | 4.8★ (206) | 0.5 mi | AirbnbVrbo |
Blue Haven Creek Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $16,948 | $152 | 31% | 4.5★ (97) | 0.6 mi | AirbnbVrboBooking |
Great Day Lodge Cabin | 3 bd · 2.5 ba · sleeps 8 | $23,004 | $236 | 27% | 5★ (12) | 0.6 mi | AirbnbVrboBooking |
Whisper Creek Lodge- Riverside, HotTub, Outdoor FP Cabin | 3 bd · 2 ba · sleeps 6 | $76,712 | $361 | 58% | 4.8★ (14) | 0.6 mi | AirbnbVrboBooking |
Fenced Yard, Hot tub, Firepit, View, Close to town Cabin | 3 bd · 3 ba · sleeps 8 | $64,482 | $455 | 39% | 5★ (76) | 0.6 mi | AirbnbVrbo |
Black Antler | Mt Views, Fire Pit, Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $19,452 | $309 | 17% | 5★ (15) | 0.6 mi | Airbnb |
Sunset Pointe - Hot tub, games, fire pit, & more! Cabin | 3 bd · 3 ba · sleeps 8 | $54,269 | $311 | 48% | 4.5★ (22) | 0.7 mi | AirbnbVrboBooking |
Hide N Seek Mountain Retreat Cabin | 3 bd · 3 ba · sleeps 6 | $53,810 | $250 | 59% | 5★ (329) | 0.7 mi | AirbnbVrbo |
LUXE Chalet Hot tub, Amazing view, 10 min downtown Cabin | 3 bd · 3 ba · sleeps 10 | $61,334 | $326 | 52% | 4.9★ (38) | 0.7 mi | Airbnb |
End Of Summer Sale! Hot Tub/Game Room/Pool Cabin | 3 bd · 3 ba · sleeps 8 | $65,224 | $296 | 60% | 5★ (116) | 0.7 mi | AirbnbVrboBooking |
Mountain Lodge Cabin | 3 bd · 3 ba · sleeps 6 | $28,506 | $318 | 25% | 5★ (4) | 0.7 mi | Airbnb |
Blue Ridge Dreamy Sunsets Cabin | 3 bd · 3 ba · sleeps 8 | $30,398 | $253 | 33% | 4.8★ (61) | 0.7 mi | AirbnbVrbo |
Ain't Life Grand -Hot tub, Pool table, Fire pit Cabin | 3 bd · 3 ba · sleeps 9 | $42,127 | $360 | 32% | 4.8★ (19) | 0.7 mi | AirbnbVrboBooking |
Cedar Ridge | $199 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $35,412 | $320 | 30% | 5★ (54) | 0.7 mi | AirbnbVrboBooking |
Cozy Cottage with Full View of the Mountains! House | 3 bd · 2 ba · sleeps 8 | $32,583 | $212 | 42% | 4.7★ (53) | 0.7 mi | AirbnbVrboBooking |
Gorgeous Cabin - King Bed, Hot Tub, xBox, Big Deck Cabin | 3 bd · 2 ba · sleeps 8 | $69,585 | $269 | 71% | 5★ (220) | 0.7 mi | AirbnbVrbo |
Harmony A Nature Haven on 3.7 acres 15 min to BR Cabin | 3 bd · 2 ba · sleeps 6 | $27,176 | $202 | 37% | 4.5★ (134) | 0.7 mi | AirbnbVrbo |
Appalachian Getaway Cabin | 3 bd · 3 ba · sleeps 6 | $37,213 | $273 | 37% | 5★ (3) | 0.7 mi | AirbnbBooking |
Luxury Mountain Lodge | Views, Hot Tub & Firepit Cabin | 3 bd · 2.5 ba · sleeps 10 | $53,927 | $388 | 38% | 5★ (23) | 0.8 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
$46,893
NOI
$22,856
Cash flow /mo
-$789
Cash needed
$164,471
Cash-on-cash
-5.8%
ROE (yr 1)
5.3%
Cap rate
4.6%
DSCR
0.71
Year-1 write-off
$141,123
Year-1 tax shield @ 32%
$45,159
Year-1 return on equity
- Cash flow (annual)-$9,469
- Principal paydown$3,271
- Appreciation at%$14,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,379
- Platform fees (3% of revenue)$1,407
- Maintenance / capex (5% of revenue)$2,345
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,383
- 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%$45,159
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
$482,000
Short-life (5/15-yr)
$120,000 · 25%
Year-1 deduction
$141,000
Year-1 tax shield @ 32%
$45,000
Land 3% (county tax record, market value split) · building $362,000 over 39 years · new furniture $20,000
Based on: 2,176 sq ft, built 2000, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $96,000 in year 1 (15% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$10,600 new × 40% good × 2.08 allocation
- $7,200
Kitchen countertopsdefault
$8,600 new × 40% good × 2.08 allocation
- $3,200
Decorative trimdefault
$3,800 new × 40% good × 2.08 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.08 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.08 allocation
- $4,600
Window coverings (22)default
$5,500 new × 40% good × 2.08 allocation
- $11,600
Carpet, vinyl & laminate (100% of floors)listing
$14,000 new × 40% good × 2.08 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$8,200 new × 48% good × 2.08 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 48% good × 2.08 allocation
- $2,300
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 2.08 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,000
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 2.08 allocation
- $4,800
Landscaping (minimal)listing
$4,700 new × 50% good × 2.08 allocation
- $2,200
Patiosdefault
$2,100 new × 50% good × 2.08 allocation
- $25,400
Decks & porches (attached)listing
$24,500 new × 50% good × 2.08 allocation
- $25,900
Hot tub (in-ground)listing
$25,000 new × 50% good × 2.08 allocation
- $277,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$236,300 new × 57% good × 2.08 allocation
- $24,400
Building plumbing & fixturesdefault
$24,500 new × 48% good × 2.08 allocation
- $24,800
Building electrical & lightingdefault
$24,900 new × 48% good × 2.08 allocation
- $20,400
HVACdefault
$24,500 new × 40% good × 2.08 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.08 allocation
- $12,500
Septic systemlisting
$12,000 new × 50% good × 2.08 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,500 | $68,400 | $1,200 | $141,100 |
| 2 | $0 | $0 | $9,300 | $9,300 |
| 3 | $0 | $0 | $9,300 | $9,300 |
| 4 | $0 | $0 | $9,300 | $9,300 |
| 5 | $0 | $0 | $9,300 | $9,300 |
| 6+ | $0 | $0 | $323,700 | $323,700 |
| Total | $71,500 | $68,400 | $362,000 | $502,000 |
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: 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.