308 Hemlock Trl
Blue Ridge, GA 30513
$679,000
2 bd · 2 ba · 1,200 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
1,200
Lot sqft
17,424
HOA / mo
$0
Furnished
No
List date
2026-10-06T12:55:52.000000Z
Revenue
Annual revenue
$45,377
ADR
$197
Occupancy
63%
Cleaning fees (12 mo)
$9,293
Confidence
Low (37.8), 25 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $51,878
A-Frame w/Fire Pit, Hot Tub, Sauna, Sports Court
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $60,384ADR $328Occ ≈ 50%—
The Cozy-A - Pickleball - Sauna - Fire Pit - Hot Tub
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $57,308ADR $270Occ ≈ 58%5★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2BR Riverfront | Private Hot Tub | Fireplace Cabin | 2 bd · 2 ba · sleeps 6 | $18,125 | $192 | 26% | 4.9★ (37) | 305 ft | AirbnbVrbo |
Hillside Haven Stays Cabin | 2 bd · 2 ba · sleeps 4 | $6,355 | $206 | 8% | 4.8★ (57) | 394 ft | AirbnbVrboBooking |
Blue Ridge Spa Cabin | Sauna, Hot Tub & Fire Pit Cabin | 2 bd · 1 ba · sleeps 4 | $86,002 | $273 | 86% | 5★ (113) | 449 ft | AirbnbVrbo |
Hygge House | Cozy Cabin + Fire Pit Near Downtown Cabin | 2 bd · 1 ba · sleeps 6 | $21,343 | $225 | 26% | 4.8★ (46) | 522 ft | AirbnbVrboBooking |
Warm & Welcoming Blue Ridge Retreat Hot Tub & Fire Cabin | 2 bd · 1 ba · sleeps 4 | $42,109 | $186 | 62% | 4.9★ (272) | 0.1 mi | AirbnbVrbo |
Hemlock Haven Cabin | 2 bd · 2 ba · sleeps 4 | $19,387 | $216 | 25% | 5★ (96) | 0.1 mi | AirbnbVrbo |
A-Frame w/Fire Pit, Hot Tub, Sauna, Sports Court Cabin | 2 bd · 1 ba · sleeps 4 | $60,384 | $328 | 50% | — | 0.1 mi | Vrbo |
The Cozy-A - Pickleball - Sauna - Fire Pit - Hot Tub Vacation home | 2 bd · 1 ba · sleeps 4 | $57,308 | $270 | 58% | 5★ (9) | 0.1 mi | Booking |
Blue Ridge | Hot Tub + Sauna | Pickleball Cabin | 2 bd · 1 ba · sleeps 4 | $63,560 | $276 | 63% | 5★ (59) | 0.1 mi | AirbnbVrbo |
Couple's Cabin w/Outdoor Movies, Firepit, Hot Tub Cabin | 2 bd · 2 ba · sleeps 4 | $60,694 | $236 | 70% | 5★ (125) | 0.1 mi | AirbnbVrboBooking |
Show 13 more
Blue Ridge Triangle: Dogs Welcome, Creekside, Spa
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue $96,259ADR $292Occ ≈ 90%5★ (122)
Waterfront Cabin on Trout Stream W/ Hot Tub, & Internet
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $51,878ADR $204Occ ≈ 70%4.9★ (440)
A Place & Time - Blue Ridge, GA - Take in Calming Creek Views, Gather Around the Outdoor Fireplace, and Enjoy a Dip In The Hot T
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $83,599ADR $389Occ ≈ 59%—
Hygge Hollow Cabin on Fightingtown Creek in Blue Ridge, GA
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $39,112ADR $360Occ ≈ 30%—
Tranquil Waterfront Cabin
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.6 mi
Revenue $38,684ADR $164Occ ≈ 65%4.8★ (258)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Waterfront Cabin W/ Kingbed/Firepit/Fireplace Cabin | 2 bd · 1 ba · sleeps 6 | $49,645 | $245 | 56% | 5★ (115) | 0.1 mi | AirbnbVrboBooking |
Cozy cabin 10 mins from Blue Ridge, Jacuzzi, Wi-Fi Cabin | 2 bd · 2 ba · sleeps 4 | $16,155 | $210 | 21% | 5★ (111) | 0.2 mi | AirbnbVrbo |
Blue Ridge Triangle: Dogs Welcome, Creekside, Spa Cabin | 2 bd · 2.5 ba · sleeps 6 | $96,259 | $292 | 90% | 5★ (122) | 0.2 mi | Airbnb |
Waterfront Cabin on Trout Stream W/ Hot Tub, & Internet Cabin | 2 bd · 1 ba · sleeps 4 | $51,878 | $204 | 70% | 4.9★ (440) | 0.2 mi | Vrbo |
A Place & Time - Blue Ridge, GA - Take in Calming Creek Views, Gather Around the Outdoor Fireplace, and Enjoy a Dip In The Hot T Vacation home | 2 bd · 2 ba · sleeps 4 | $83,599 | $389 | 59% | — | 0.3 mi | Booking |
Dogwood Creekside Stay Cabin | 2 bd · 1 ba · sleeps 4 | $16,548 | $210 | 22% | 4.3★ (201) | 0.3 mi | AirbnbVrbo |
A Place and Time - Hot Tub, Creek View, Fireplace Cabin | 2 bd · 2 ba · sleeps 4 | $68,898 | $313 | 60% | 4.7★ (10) | 0.3 mi | AirbnbVrbo |
Hygge Hollow Cabin on Fightingtown Creek in Blue Ridge, GA Cabin | 2 bd · 1 ba · sleeps 4 | $39,112 | $360 | 30% | — | 0.4 mi | Vrbo |
Hygge Hollow Cabin on Fightingtown Creek Hot Tub Cabin | 2 bd · 1 ba · sleeps 4 | $73,974 | $236 | 86% | 5★ (187) | 0.4 mi | AirbnbVrboBooking |
Tranquil Creek View A-Frame Cabin | 2 bd · 2 ba · sleeps 6 | $59,415 | $218 | 75% | 4.9★ (213) | 0.5 mi | AirbnbVrbo |
Tranquil Waterfront Cabin Cabin | 2 bd · 1.5 ba · sleeps 6 | $38,684 | $164 | 65% | 4.8★ (258) | 0.6 mi | Vrbo |
Creekside R&R- Outdoor Living, Hot Tub, Fireplace Cabin | 2 bd · 2 ba · sleeps 4 | $96,516 | $340 | 78% | 4.9★ (60) | 0.6 mi | AirbnbVrboBooking |
The Fly Fisher House | 2 bd · 2 ba · sleeps 4 | $412 | $412 | 0% | — | 0.7 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$45,377
NOI
$20,200
Cash flow /mo
-$2,064
Cash needed
$212,910
Cash-on-cash
-11.6%
ROE (yr 1)
-0.1%
Cap rate
3.0%
DSCR
0.45
Year-1 write-off
$175,958
Year-1 tax shield @ 32%
$56,307
Year-1 return on equity
- Cash flow (annual)-$24,768
- Principal paydown$4,229
- Appreciation at%$20,370
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)$9,075
- Platform fees (3% of revenue)$1,361
- Maintenance / capex (5% of revenue)$2,269
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,040
- Insurance (STR-rated)$7,231
Cash needed to close
- Down payment (25%)$169,750
- Closing costs (4.0%)$27,160
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,307
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
$611,000
Short-life (5/15-yr)
$159,000 · 26%
Year-1 deduction
$176,000
Year-1 tax shield @ 32%
$56,000
Land 10% (county tax record, market value split) · building $452,000 over 39 years · new furniture $16,000
Based on: 1,200 sq ft, built 1999, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $106,000 in year 1 (15% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,600
Kitchen cabinetsdefault
$8,400 new × 40% good × 4.93 allocation
- $13,600
Kitchen countertopsdefault
$6,900 new × 40% good × 4.93 allocation
- $4,100
Decorative trimdefault
$2,100 new × 40% good × 4.93 allocation
- $600
Mirrorsdefault
$300 new × 40% good × 4.93 allocation
- $1,800
Shelvingdefault
$900 new × 40% good × 4.93 allocation
- $5,900
Window coverings (12)default
$3,000 new × 40% good × 4.93 allocation
- $6,100
Carpet, vinyl & laminate (40% of floors)default
$3,100 new × 40% good × 4.93 allocation
- $14,900
Kitchen & laundry equipment plumbingdefault
$6,600 new × 46% good × 4.93 allocation
- $9,000
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 46% good × 4.93 allocation
- $16,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 4.93 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $17,700
Paving: driveway & walks (paved)default
$7,200 new × 50% good × 4.93 allocation
- $17,000
Landscaping (typical)default
$6,900 new × 50% good × 4.93 allocation
- $2,900
Patiosdefault
$1,200 new × 50% good × 4.93 allocation
- $33,300
Decks & porches (attached)listing
$13,500 new × 50% good × 4.93 allocation
- $352,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,900 new × 55% good × 4.93 allocation
- $30,500
Building plumbing & fixturesdefault
$13,500 new × 46% good × 4.93 allocation
- $28,300
Building electrical & lightingdefault
$12,500 new × 46% good × 4.93 allocation
- $26,700
HVACdefault
$13,500 new × 40% good × 4.93 allocation
- $9,100
Hardwood & tile floorsdefault
$4,600 new × 40% good × 4.93 allocation
- $5,200
Fireplacelisting
$2,600 new × 40% good × 4.93 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $104,600 | $70,900 | $500 | $176,000 |
| 2 | $0 | $0 | $11,600 | $11,600 |
| 3 | $0 | $0 | $11,600 | $11,600 |
| 4 | $0 | $0 | $11,600 | $11,600 |
| 5 | $0 | $0 | $11,600 | $11,600 |
| 6+ | $0 | $0 | $405,100 | $405,100 |
| Total | $104,600 | $70,900 | $452,000 | $627,400 |
The building's share of the price ($611,000) is 4.9x our depreciated replacement cost of the home ($124,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.