381 Icy Ln
Blue Ridge, GA 30513
$749,000
3 bd · 3 ba · 2,376 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
2,376
Lot sqft
145,490
HOA / mo
$0
Furnished
No
List date
2026-10-01T19:57:00.000000Z
Revenue
Annual revenue
$44,191
ADR
$255
Occupancy
47%
Cleaning fees (12 mo)
$8,687
Confidence
Med (55.85), 15 comps
Comp revenue range (p25 / median / p75)
Bear in the Woods Blue Ridge~Cabin~ Recharge!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $16,820ADR $174Occ ≈ 26%4.9★ (65)
Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $19,251ADR $208Occ ≈ 25%—
Picabo
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $37,857ADR $220Occ ≈ 47%4.7★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
K6 Lodge - Creek access, firepit, & hot tub! Cabin | 3 bd · 3 ba · sleeps 8 | $40,492 | $283 | 39% | 4.7★ (135) | 69 ft | AirbnbVrboBooking |
Secluded Escape • Fire Pit • Gazebo • Dog Welcome House | 3 bd · 2 ba · sleeps 6 | $20,057 | $249 | 22% | 5★ (1) | 69 ft | AirbnbVrboBooking |
On river/fire pit/10acres/secluded/boat parking House | 3 bd · 2 ba · sleeps 8 | $40,849 | $270 | 41% | 5★ (5) | 161 ft | AirbnbVrbo |
Bear in the Woods Blue Ridge~Cabin~ Recharge! Cabin | 3 bd · 2 ba · sleeps 8 | $16,820 | $174 | 26% | 4.9★ (65) | 0.2 mi | Airbnb |
Catching Fireflies Cabin: Family Getaway | Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $57,978 | $217 | 73% | 5★ (169) | 0.3 mi | AirbnbVrbo |
Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit House | 3 bd · 2 ba · sleeps 8 | $19,251 | $208 | 25% | — | 0.3 mi | Vrbo |
Cottage in the Woods Retreat Cabin | 3 bd · 3 ba · sleeps 7 | $22,886 | $231 | 27% | 4.9★ (98) | 0.4 mi | AirbnbVrboBooking |
Creekside Bend - Blue Ridge Ga-Fightingtown Creek Cabin | 3 bd · 3.5 ba · sleeps 8 | $78,449 | $435 | 49% | 5★ (16) | 0.5 mi | AirbnbVrboBooking |
Picabo Vacation home | 3 bd · 3 ba · sleeps 6 | $37,857 | $220 | 47% | 4.7★ (3) | 0.5 mi | Booking |
Creekfront Retreat | 3 King Suites • Hot Tub • 10 Cabin | 3 bd · 3 ba · sleeps 8 | $50,341 | $245 | 56% | 5★ (205) | 0.5 mi | AirbnbVrbo |
Show all 15 comps
Creekwood Cabin
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $64,275ADR $393Occ ≈ 45%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Creekfront Hot Tub Fishing and Tubing Cabin | 3 bd · 3 ba · sleeps 8 | $59,246 | $311 | 52% | 5★ (21) | 0.5 mi | AirbnbVrbo |
Creekside Cabin w/ Hot Tub & Fishing Access Cabin | 3 bd · 3 ba · sleeps 9 | $58,548 | $324 | 50% | 4.8★ (48) | 0.6 mi | AirbnbVrbo |
Rock N' River- River Access, Master on Main +more! Cabin | 3 bd · 3 ba · sleeps 9 | $79,302 | $448 | 48% | 4.5★ (13) | 0.6 mi | AirbnbVrboBooking |
Creekwood Cabin Vacation home | 3 bd · 2 ba · sleeps 6 | $64,275 | $393 | 45% | — | 0.7 mi | Booking |
Creekwood Cabin- Waterfront, Hot Tub, Game Room Cabin | 3 bd · 2 ba · sleeps 6 | $57,609 | $417 | 38% | 5★ (4) | 0.7 mi | AirbnbVrbo |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$44,191
NOI
$17,794
Cash flow /mo
-$2,651
Cash needed
$236,710
Cash-on-cash
-13.4%
ROE (yr 1)
-2.0%
Cap rate
2.4%
DSCR
0.36
Year-1 write-off
$148,055
Year-1 tax shield @ 32%
$47,377
Year-1 return on equity
- Cash flow (annual)-$31,810
- Principal paydown$4,665
- Appreciation at%$22,470
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)$8,838
- Platform fees (3% of revenue)$1,326
- Maintenance / capex (5% of revenue)$2,210
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,847
- Insurance (STR-rated)$7,977
Cash needed to close
- Down payment (25%)$187,250
- Closing costs (4.0%)$29,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,377
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
$652,000
Short-life (5/15-yr)
$128,000 · 20%
Year-1 deduction
$148,000
Year-1 tax shield @ 32%
$47,000
Land 13% (county tax record, market value split) · building $524,000 over 39 years · new furniture $20,000
Based on: 2,376 sq ft, built 2000, 3 bd / 3 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $85,000 in year 1 (10% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,800
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.67 allocation
- $9,600
Kitchen countertopsdefault
$9,000 new × 40% good × 2.67 allocation
- $4,400
Decorative trimdefault
$4,200 new × 40% good × 2.67 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.67 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.67 allocation
- $6,400
Window coverings (24)default
$6,000 new × 40% good × 2.67 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$8,600 new × 48% good × 2.67 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 48% good × 2.67 allocation
- $6,300
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.67 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,500
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.67 allocation
- $6,500
Landscaping (minimal)listing
$4,900 new × 50% good × 2.67 allocation
- $14,300
Patioslisting
$10,700 new × 50% good × 2.67 allocation
- $35,700
Decks & porches (attached)listing
$26,700 new × 50% good × 2.67 allocation
- $390,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$258,000 new × 57% good × 2.67 allocation
- $34,300
Building plumbing & fixturesdefault
$26,800 new × 48% good × 2.67 allocation
- $35,100
Building electrical & lightingdefault
$27,400 new × 48% good × 2.67 allocation
- $28,600
HVACdefault
$26,800 new × 40% good × 2.67 allocation
- $16,400
Hardwood & tile floorsdefault
$15,300 new × 40% good × 2.67 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.67 allocation
- $16,000
Septic systemlisting
$12,000 new × 50% good × 2.67 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,500 | $70,000 | $600 | $148,100 |
| 2 | $0 | $0 | $13,400 | $13,400 |
| 3 | $0 | $0 | $13,400 | $13,400 |
| 4 | $0 | $0 | $13,400 | $13,400 |
| 5 | $0 | $0 | $13,400 | $13,400 |
| 6+ | $0 | $0 | $469,800 | $469,800 |
| Total | $77,500 | $70,000 | $524,100 | $671,600 |
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.