120 Brookhaven Trl
Blue Ridge, GA 30513
$599,000
4 bd · 3 ba · 2,080 sqft · Listed 25d ago
View on Realtor.com →Year built
2004
Sqft
2,080
Lot sqft
85,813
HOA / mo
$0
Furnished
No
List date
2026-09-02T14:02:36.000000Z
Revenue
Annual revenue
$48,967
ADR
$340
Occupancy
39%
Cleaning fees (12 mo)
$9,815
Confidence
Low (51.26), 9 comps
Comp revenue range (p25 / median / p75)
Grizzly Cabin Retreat
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $12,065ADR $287Occ ≈ 12%4.7★ (49)
Dog Friendly Lodge near town with screened deck, hot tub, game room & WiFi
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $68,865ADR $308Occ ≈ 61%4.8★ (70)
Waterfront Luxury Cabin | Hot Tub | Game Room
Cabin · 4 bd · 3 ba · sleeps 14 · 0.7 mi
Revenue $48,689ADR $474Occ ≈ 28%5★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Southern Grace | Creekfront Trout Fishing Cabin Cabin | 4 bd · 4 ba · sleeps 8 | $73,464 | $415 | 48% | 4.9★ (79) | 0.5 mi | AirbnbVrbo |
Hilltop Haven w/Creek&Waterfall Dntwn McCaysville House | 4 bd · 2 ba · sleeps 12 | $20,189 | $203 | 27% | 4.7★ (28) | 0.5 mi | AirbnbBooking |
Grizzly Cabin Retreat Cabin | 4 bd · 3 ba · sleeps 10 | $12,065 | $287 | 12% | 4.7★ (49) | 0.6 mi | Airbnb |
The Kingfisher Cabin Cabin | 4 bd · 3 ba · sleeps 8 | $56,855 | $364 | 43% | 4.8★ (52) | 0.6 mi | AirbnbVrbo |
Dog Friendly Lodge near town with screened deck, hot tub, game room & WiFi Cabin | 4 bd · 3 ba · sleeps 10 | $68,865 | $308 | 61% | 4.8★ (70) | 0.6 mi | Vrbo |
Waterfront Cabin | Hot Tub | Game Room | Nature House | 4 bd · 3 ba · sleeps 8 | $48,001 | $462 | 28% | 5★ (5) | 0.6 mi | AirbnbVrbo |
Waterfront Luxury Cabin | Hot Tub | Game Room Cabin | 4 bd · 3 ba · sleeps 14 | $48,689 | $474 | 28% | 5★ (42) | 0.7 mi | Airbnb |
TroutHaven Cabin Cabin | 4 bd · 3.5 ba · sleeps 10 | $22,346 | $420 | 15% | 5★ (65) | 0.7 mi | AirbnbVrbo |
15% Off Summer Sale—Discount Already Applied! Cabin | 4 bd · 3.5 ba · sleeps 9 | $55,544 | $254 | 60% | 4.9★ (27) | 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
$48,967
NOI
$22,847
Cash flow /mo
-$1,324
Cash needed
$196,710
Cash-on-cash
-8.1%
ROE (yr 1)
3.1%
Cap rate
3.8%
DSCR
0.59
Year-1 write-off
$118,952
Year-1 tax shield @ 32%
$38,065
Year-1 return on equity
- Cash flow (annual)-$15,887
- Principal paydown$3,920
- Appreciation at%$17,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,793
- Platform fees (3% of revenue)$1,469
- Maintenance / capex (5% of revenue)$2,448
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,830
- Insurance (STR-rated)$6,379
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,065
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
$552,000
Short-life (5/15-yr)
$94,000 · 17%
Year-1 deduction
$119,000
Year-1 tax shield @ 32%
$38,000
Land 8% (county tax record, market value split) · building $457,000 over 39 years · new furniture $23,000
Based on: 2,080 sq ft, built 2004, 4 bd / 3 ba, unfurnished, listing features (hot tub, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $93,000 in year 1 (12% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.42 allocation
- $8,200
Kitchen countertopsdefault
$8,500 new × 40% good × 2.42 allocation
- $3,500
Decorative trimdefault
$3,600 new × 40% good × 2.42 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.42 allocation
- $1,500
Shelvingdefault
$1,500 new × 40% good × 2.42 allocation
- $5,100
Window coverings (21)default
$5,300 new × 40% good × 2.42 allocation
- $4,300
Carpet, vinyl & laminate (33% of floors)listing
$4,500 new × 40% good × 2.42 allocation
- $10,900
Kitchen & laundry equipment plumbingdefault
$8,100 new × 56% good × 2.42 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 56% good × 2.42 allocation
- $7,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.42 allocation
- $8,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.42 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,400
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.42 allocation
- $11,000
Landscaping (typical)default
$9,100 new × 50% good × 2.42 allocation
- $2,500
Patiosdefault
$2,100 new × 50% good × 2.42 allocation
- $2,500
Decks & porches (attached)default
$2,100 new × 50% good × 2.42 allocation
- $345,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$225,300 new × 63% good × 2.42 allocation
- $31,700
Building plumbing & fixturesdefault
$23,400 new × 56% good × 2.42 allocation
- $32,000
Building electrical & lightingdefault
$23,600 new × 56% good × 2.42 allocation
- $22,700
HVACdefault
$23,400 new × 40% good × 2.42 allocation
- $8,600
Hardwood & tile floorsdefault
$8,900 new × 40% good × 2.42 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.42 allocation
- $14,500
Septic systemlisting
$12,000 new × 50% good × 2.42 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,100 | $27,400 | $1,500 | $119,000 |
| 2 | $0 | $0 | $11,700 | $11,700 |
| 3 | $0 | $0 | $11,700 | $11,700 |
| 4 | $0 | $0 | $11,700 | $11,700 |
| 5 | $0 | $0 | $11,700 | $11,700 |
| 6+ | $0 | $0 | $408,900 | $408,900 |
| Total | $90,100 | $27,400 | $457,200 | $574,700 |
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.