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327 Eagles Nest Ln

327 Eagles Nest Ln

Blue Ridge, GA 30513

$479,000

2 bd · 2.5 ba · 2,016 sqft · Listed 1d ago

View on Realtor.com →

Year built

2008

Sqft

2,016

Lot sqft

43,124

HOA / mo

$0

Furnished

No

List date

2026-10-01T13:58:22.000000Z

Revenue

Annual revenue

$56,170

ADR

$269

Occupancy

57%

Cleaning fees (12 mo)

$11,460

Confidence

Med (52.25), 13 comps

Comp revenue range (p25 / median / p75)

$32,016$55,609$62,563

  • Luxury Cabin in Blue Ridge | Sauna, Hot Tub, Gym

    Cabin · 2 bd · 2 ba · sleeps 5 · 505 ft

    Revenue $35,724ADR $287Occ ≈ 34%5★ (29)

    AirbnbVrbo

  • Eagles View - Blue Ridge

    Cabin · 2 bd · 2.5 ba · sleeps 4 · 0.1 mi

    Revenue $62,563ADR $303Occ ≈ 57%4.7★ (43)

    AirbnbVrboBooking

  • Mountaintop Blue Ridge Cabin: 2 Mi to Downtown

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    Revenue $18,089ADR $246Occ ≈ 20%4.8★ (17)

    AirbnbVrboBooking

  • Treehouse Sauna + Hot Tub | Mountain Views

    House · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $81,457ADR $303Occ ≈ 74%5★ (106)

    Airbnb

  • Sauna, Dome, Hammock, Golf, Best Location in BR

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi

    Revenue $88,608ADR $252Occ ≈ 96%4.9★ (107)

    AirbnbVrbo

  • Firefly Farmhouse- River Front, Outdoor Fireplace

    House · 2 bd · 2.5 ba · sleeps 6 · 0.5 mi

    Revenue $60,869ADR $342Occ ≈ 49%5★ (21)

    AirbnbVrboBooking

  • NEW! Creek Retreat Cottage - Hot Tub-Deck-Fire Pit

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $18,164ADR $288Occ ≈ 17%4.9★ (70)

    AirbnbVrbo

  • Creekside Cottage | Relax | Soak | Swim

    Bungalow · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi

    Revenue $17,732ADR $251Occ ≈ 19%5★ (6)

    AirbnbVrbo

  • Cozy Creek Cabin- Creek, Hot Tub, Porch Swing

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $49,074ADR $222Occ ≈ 61%5★ (242)

    AirbnbBooking

  • Creekside Escape - Blue Ridge/Lake Blue Ridge

    Cottage · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $32,016ADR $211Occ ≈ 42%5★ (294)

    Airbnb

Show all 13 comps

  • Blue Ridge Cabin on Creek 5 Min from Town & Lake!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $60,552ADR $286Occ ≈ 58%5★ (165)

    AirbnbVrbo

  • Runner's Roost|Hot Tub|Pool Table|Dogs Welcome

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $55,609ADR $242Occ ≈ 63%5★ (217)

    AirbnbVrboBooking

  • Tangled in the Trees

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $66,863ADR $286Occ ≈ 64%5★ (90)

    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

Financing
Management

Est. revenue

$56,170

NOI

$29,812

Cash flow /mo

$2,484

Cash needed

$514,160

Cash-on-cash (all cash)

5.8%

ROE (yr 1)

8.6%

Cap rate

6.2%

DSCR

—

Year-1 write-off

$72,756

Year-1 tax shield @ 32%

$23,282

Year-1 return on equity

  • Cash flow (annual)$29,812
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,370
ROE8.6%

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)$11,234
  • Platform fees (3% of revenue)$1,685
  • Maintenance / capex (5% of revenue)$2,809
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,329
  • Insurance (STR-rated)$5,101

Cash needed to close

  • Purchase price (all cash)$479,000
  • Closing costs (4.0%)$19,160
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$23,282

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

$422,000

Short-life (5/15-yr)

$56,000 · 13%

Year-1 deduction

$73,000

Year-1 tax shield @ 32%

$23,000

Land 12% (county tax record, market value split) · building $365,000 over 39 years · new furniture $16,000

Based on: 2,016 sq ft, built 2008, 2 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $54,000 in year 1 (9% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$56,400

  • Kitchen cabinetsdefault

    $10,200 new × 40% good × 1.79 allocation

    $7,300

  • Kitchen countertopsdefault

    $8,400 new × 40% good × 1.79 allocation

    $6,000

  • Decorative trimdefault

    $3,500 new × 40% good × 1.79 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 1.79 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 1.79 allocation

    $600

  • Window coverings (20)default

    $5,000 new × 40% good × 1.79 allocation

    $3,600

  • Kitchen & laundry equipment plumbingdefault

    $8,000 new × 64% good × 1.79 allocation

    $9,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,800 new × 64% good × 1.79 allocation

    $5,500

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.79 allocation

    $5,500

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$15,900

  • Paving: driveway & walks (paved)default

    $9,300 new × 50% good × 1.79 allocation

    $8,300

  • Landscaping (minimal)listing

    $4,500 new × 50% good × 1.79 allocation

    $4,000

  • Patiosdefault

    $2,000 new × 50% good × 1.79 allocation

    $1,800

  • Decks & porches (attached)default

    $2,000 new × 50% good × 1.79 allocation

    $1,800
Building, 39-year$365,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $219,100 new × 70% good × 1.79 allocation

    $274,800

  • Building plumbing & fixturesdefault

    $22,700 new × 64% good × 1.79 allocation

    $26,000

  • Building electrical & lightingdefault

    $22,800 new × 64% good × 1.79 allocation

    $26,200

  • HVACdefault

    $22,700 new × 40% good × 1.79 allocation

    $16,300

  • Hardwood & tile floorsdefault

    $13,000 new × 40% good × 1.79 allocation

    $9,300

  • Fireplacelisting

    $2,600 new × 40% good × 1.79 allocation

    $1,900

  • Septic systemlisting

    $12,000 new × 50% good × 1.79 allocation

    $10,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$56,400$15,900$400$72,800
2$0$0$9,400$9,400
3$0$0$9,400$9,400
4$0$0$9,400$9,400
5$0$0$9,400$9,400
6+$0$0$327,400$327,400
Total$56,400$15,900$365,300$437,600

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.