803 Brookhaven Ln

Blue Ridge, GA 30513

$624,777

3 bd · 2 ba · 3,420 sqft · Listed 73d 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)

$32,344$44,152$57,364

Median revenue of shown comps: $44,152

FightingTown USA | Blue Ridge, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 512 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $54,326ADR $370Occ ≈ 40%4.8★ (6)
Airbnb Vrbo
The Overlook on Fightingtown - Creekside Soaks
Cabin · 3 bd · 3 ba · sleeps 9 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $53,313ADR $292Occ ≈ 50%5★ (39)
Airbnb Vrbo Booking
Hot Tub & Riverside Firepit | 3 Fireplaces
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $28,832ADR $363Occ ≈ 22%4.4★ (127)
Airbnb
15% Off Summer Sale—Discount Already Applied!
Cottage · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $28,706ADR $166Occ ≈ 47%5★ (46)
Airbnb Vrbo Booking
River Song- River Front | 1 Level | Outdoor Fireplace | Hot Tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $76,150ADR $665Occ ≈ 31%—
Vrbo
River Song
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $70,045ADR $501Occ ≈ 38%—
Booking
Dog Friendly! Close to Hiking & Rafting Adventures
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +4
Revenue $66,476ADR $328Occ ≈ 56%5★ (84)
Airbnb Vrbo
McCaysville Cabin: Fire Pit, BBQ + More!
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $19,288ADR $163Occ ≈ 32%4.8★ (46)
Airbnb Vrbo Booking
Deer Pine Lodge. The Name says it all.
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $8,952ADR $235Occ ≈ 10%5★ (90)
Airbnb
Oct is Leaf Season Hot Tub* FirePit*Gameroom Cabin
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $34,684ADR $238Occ ≈ 40%5★ (108)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
FightingTown USA \| Blue Ridge, GA Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 6	$54,326	$370	40%	4.8★ (6)	512 ft	Airbnb Vrbo
The Overlook on Fightingtown - Creekside Soaks Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 9	$53,313	$292	50%	5★ (39)	0.3 mi	Airbnb Vrbo Booking
Hot Tub & Riverside Firepit \| 3 Fireplaces Cabin	3 bd · 3 ba · sleeps 6	$28,832	$363	22%	4.4★ (127)	0.3 mi	Airbnb
15% Off Summer Sale—Discount Already Applied! Cottage A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$28,706	$166	47%	5★ (46)	0.4 mi	Airbnb Vrbo Booking
River Song- River Front \| 1 Level \| Outdoor Fireplace \| Hot Tub Cabin Hot tub A/C Free parking Wifi +3	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 Hot tub A/C Pets OK Wifi +4	3 bd · 3 ba · sleeps 8	$66,476	$328	56%	5★ (84)	0.4 mi	Airbnb Vrbo
McCaysville Cabin: Fire Pit, BBQ + More! House A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 6	$19,288	$163	32%	4.8★ (46)	0.4 mi	Airbnb Vrbo Booking
Deer Pine Lodge. The Name says it all. Cabin	3 bd · 2 ba · sleeps 6	$8,952	$235	10%	5★ (90)	0.5 mi	Airbnb
Oct is Leaf Season Hot Tub* FirePit*Gameroom Cabin Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 9	$34,684	$238	40%	5★ (108)	0.5 mi	Airbnb Vrbo

Show 6 more

Blueberry Ridge | Free Night Offer!
House · 3 bd · 1.5 ba · sleeps 6 · 0.6 mi
Revenue $33,514ADR $203Occ ≈ 45%4.7★ (102)
Airbnb
Reel Retreat on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 9 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $45,599ADR $229Occ ≈ 55%5★ (78)
Airbnb
15% Off Summer Sale—Discount Already Applied!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $37,074ADR $203Occ ≈ 50%5★ (38)
Airbnb Vrbo Booking
Timber&Glass: Elevated Luxe A-Frame•HotTub•FirePit
House · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $81,215ADR $436Occ ≈ 51%5★ (18)
Airbnb Vrbo
The Water’s Edge - Scenic Private Pier for Fishing
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $48,357ADR $273Occ ≈ 49%4.3★ (60)
Airbnb Vrbo Booking
Mayfly on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $42,704ADR $191Occ ≈ 61%5★ (23)
Delisted

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	Airbnb
Reel Retreat on Fightingtown Creek Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 9	$45,599	$229	55%	5★ (78)	0.6 mi	Airbnb
15% Off Summer Sale—Discount Already Applied! Cabin Hot tub A/C Free parking Wifi +2	3 bd · 3 ba · sleeps 6	$37,074	$203	50%	5★ (38)	0.6 mi	Airbnb Vrbo Booking
Timber&Glass: Elevated Luxe A-Frame•HotTub•FirePit House Hot tub A/C Free parking Wifi +3	3 bd · 2.5 ba · sleeps 6	$81,215	$436	51%	5★ (18)	0.7 mi	Airbnb Vrbo
The Water’s Edge - Scenic Private Pier for Fishing Cabin A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 6	$48,357	$273	49%	4.3★ (60)	0.7 mi	Airbnb Vrbo Booking
Mayfly on Fightingtown Creek Cabin	3 bd · 2 ba · sleeps 6	$42,704	$191	61%	5★ (23)	0.8 mi	Delisted

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$47,469

NOI

$22,662

Cash flow /mo

$1,888

Cash needed

$649,768

Cash-on-cash (all cash)

3.5%

ROE (yr 1)

6.4%

Cap rate

3.6%

DSCR

—

Year-1 write-off

$110,860

Year-1 tax shield @ 32%

$35,475

Year-1 return on equity

Cash flow (annual)$22,662
Principal paydown (n/a, cash)$0
Appreciation at%$18,743

ROE6.4%

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)$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

Purchase price (all cash)$624,777
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).

Try the cost segregation calculator on any property →

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.

5-year property$51,500

Kitchen cabinetsdefault
$13,300 new × 40% good × 1.41 allocation
$7,500
Kitchen countertopsdefault
$10,900 new × 40% good × 1.41 allocation
$6,100
Decorative trimdefault
$6,000 new × 40% good × 1.41 allocation
$3,400
Mirrorsdefault
$300 new × 40% good × 1.41 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.41 allocation
$700
Window coverings (34)default
$8,500 new × 40% good × 1.41 allocation
$4,800
Kitchen & laundry equipment plumbingdefault
$10,300 new × 66% good × 1.41 allocation
$9,600
Kitchen, laundry & data equipment electricaldefault
$6,300 new × 66% good × 1.41 allocation
$5,800
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 1.41 allocation
$3,300
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
$7,800
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
$2,400

15-year land improvements$56,700

Paving: driveway & walks (paved)default
$15,200 new × 50% good × 1.41 allocation
$10,700
Landscaping (typical)default
$11,700 new × 50% good × 1.41 allocation
$8,200
Patioslisting
$15,400 new × 50% good × 1.41 allocation
$10,800
Decks & porches (attached)listing
$38,500 new × 50% good × 1.41 allocation
$27,000

Building, 39-year$492,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$372,200 new × 72% good × 1.41 allocation
$375,000
Building plumbing & fixturesdefault
$38,600 new × 66% good × 1.41 allocation
$35,800
Building electrical & lightingdefault
$40,600 new × 66% good × 1.41 allocation
$37,700
HVACdefault
$38,500 new × 40% good × 1.41 allocation
$21,700
Hardwood & tile floorsdefault
$22,000 new × 40% good × 1.41 allocation
$12,400
Fireplacelisting
$2,600 new × 40% good × 1.41 allocation
$1,500
Septic systemlisting
$12,000 new × 50% good × 1.41 allocation
$8,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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: 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.