803 Brookhaven Ln
Blue Ridge, GA 30513
$624,777
3 bd · 2 ba · 3,420 sqft · Listed 27d ago
View on Realtor.com →Year built
2009
Sqft
3,420
Lot sqft
102,802
HOA / mo
None
Furnished
Yes
List date
2026-08-31T14:45:37.000000Z
Revenue
Annual revenue
$47,469
ADR
$287
Occupancy
45%
Cleaning fees (12 mo)
$10,837
Confidence
Med (54.94), 16 comps
Comp revenue range (p25 / median / p75)
River Song- River Front | 1 Level | Outdoor Fireplace | Hot Tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $76,150ADR $665Occ ≈ 31%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
FightingTown USA | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $54,326 | $370 | 40% | 4.8★ (6) | 512 ft | AirbnbVrbo |
The Overlook on Fightingtown - Creekside Soaks Cabin | 3 bd · 3 ba · sleeps 9 | $53,313 | $292 | 50% | 5★ (39) | 0.3 mi | AirbnbVrboBooking |
Hot Tub & Riverside Firepit | 3 Fireplaces Cabin | 3 bd · 3 ba · sleeps 6 | $28,832 | $363 | 22% | 4.4★ (127) | 0.3 mi | AirbnbVrbo |
15% Off Summer Sale—Discount Already Applied! Cottage | 3 bd · 2 ba · sleeps 6 | $28,706 | $166 | 47% | 5★ (46) | 0.4 mi | AirbnbVrboBooking |
River Song- River Front | 1 Level | Outdoor Fireplace | Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $76,150 | $665 | 31% | — | 0.4 mi | Vrbo |
River Song Vacation home | 3 bd · 3 ba · sleeps 6 | $70,045 | $501 | 38% | — | 0.4 mi | Booking |
Dog Friendly! Close to Hiking & Rafting Adventures Cabin | 3 bd · 3 ba · sleeps 8 | $66,476 | $328 | 56% | 5★ (84) | 0.4 mi | AirbnbVrbo |
McCaysville Cabin: Fire Pit, BBQ + More! House | 3 bd · 2 ba · sleeps 6 | $19,288 | $163 | 32% | 4.8★ (46) | 0.4 mi | AirbnbVrboBooking |
Deer Pine Lodge. The Name says it all. Cabin | 3 bd · 2 ba · sleeps 6 | $8,952 | $235 | 10% | 5★ (90) | 0.5 mi | AirbnbVrbo |
Oct is Leaf Season Hot Tub* FirePit*Gameroom Cabin Cabin | 3 bd · 3 ba · sleeps 9 | $34,684 | $238 | 40% | 5★ (108) | 0.5 mi | AirbnbVrbo |
Show all 16 comps
Reel Retreat on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 9 · 0.6 mi
Revenue $45,599ADR $229Occ ≈ 55%5★ (78)
Mayfly on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $42,704ADR $191Occ ≈ 61%5★ (23)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blueberry Ridge | Free Night Offer! House | 3 bd · 1.5 ba · sleeps 6 | $33,514 | $203 | 45% | 4.7★ (102) | 0.6 mi | AirbnbVrbo |
Reel Retreat on Fightingtown Creek Cabin | 3 bd · 2 ba · sleeps 9 | $45,599 | $229 | 55% | 5★ (78) | 0.6 mi | Airbnb |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 6 | $37,074 | $203 | 50% | 5★ (38) | 0.6 mi | AirbnbVrboBooking |
Timber&Glass: Elevated Luxe A-Frame•HotTub•FirePit House | 3 bd · 2.5 ba · sleeps 6 | $81,215 | $436 | 51% | 5★ (18) | 0.7 mi | AirbnbVrbo |
The Water’s Edge - Scenic Private Pier for Fishing Cabin | 3 bd · 2.5 ba · sleeps 6 | $48,357 | $273 | 49% | 4.3★ (60) | 0.7 mi | AirbnbVrboBooking |
Mayfly on Fightingtown Creek Cabin | 3 bd · 2 ba · sleeps 6 | $42,704 | $191 | 61% | 5★ (23) | 0.8 mi | Airbnb |
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
$47,469
NOI
$22,662
Cash flow /mo
-$1,478
Cash needed
$181,185
Cash-on-cash
-9.8%
ROE (yr 1)
2.8%
Cap rate
3.6%
DSCR
0.56
Year-1 write-off
$110,860
Year-1 tax shield @ 32%
$35,475
Year-1 return on equity
- Cash flow (annual)-$17,739
- Principal paydown$4,088
- Appreciation at%$18,743
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,494
- Platform fees (3% of revenue)$1,424
- Maintenance / capex (5% of revenue)$2,373
- Utilities & supplies$4,200
- HOA$0
- Property tax$662
- Insurance (STR-rated)$6,654
Cash needed to close
- Down payment (25%)$156,194
- Closing costs (4.0%)$24,991
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,475
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
$601,000
Short-life (5/15-yr)
$108,000 · 18%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$35,000
Land 4% (county tax record, market value split) · building $492,000 over 39 years
Based on: 3,420 sq ft, built 2009, 3 bd / 2 ba, furnished, listing features (deck, patio, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $66,000 in year 1 (11% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$13,300 new × 40% good × 1.41 allocation
- $6,100
Kitchen countertopsdefault
$10,900 new × 40% good × 1.41 allocation
- $3,400
Decorative trimdefault
$6,000 new × 40% good × 1.41 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.41 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.41 allocation
- $4,800
Window coverings (34)default
$8,500 new × 40% good × 1.41 allocation
- $9,600
Kitchen & laundry equipment plumbingdefault
$10,300 new × 66% good × 1.41 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$6,300 new × 66% good × 1.41 allocation
- $3,300
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 1.41 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $10,700
Paving: driveway & walks (paved)default
$15,200 new × 50% good × 1.41 allocation
- $8,200
Landscaping (typical)default
$11,700 new × 50% good × 1.41 allocation
- $10,800
Patioslisting
$15,400 new × 50% good × 1.41 allocation
- $27,000
Decks & porches (attached)listing
$38,500 new × 50% good × 1.41 allocation
- $375,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$372,200 new × 72% good × 1.41 allocation
- $35,800
Building plumbing & fixturesdefault
$38,600 new × 66% good × 1.41 allocation
- $37,700
Building electrical & lightingdefault
$40,600 new × 66% good × 1.41 allocation
- $21,700
HVACdefault
$38,500 new × 40% good × 1.41 allocation
- $12,400
Hardwood & tile floorsdefault
$22,000 new × 40% good × 1.41 allocation
- $1,500
Fireplacelisting
$2,600 new × 40% good × 1.41 allocation
- $8,400
Septic systemlisting
$12,000 new × 50% good × 1.41 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $51,500 | $56,700 | $2,600 | $110,900 |
| 2 | $0 | $0 | $12,600 | $12,600 |
| 3 | $0 | $0 | $12,600 | $12,600 |
| 4 | $0 | $0 | $12,600 | $12,600 |
| 5 | $0 | $0 | $12,600 | $12,600 |
| 6+ | $0 | $0 | $439,300 | $439,300 |
| Total | $51,500 | $56,700 | $492,500 | $600,700 |
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.