Year built
1995
Sqft
—
Lot sqft
15,682
HOA / mo
None
Furnished
No
List date
2026-09-05T18:51:25.000000Z
Revenue
Annual revenue
$52,117
ADR
$343
Occupancy
42%
Cleaning fees (12 mo)
$9,214
Confidence
Low (41.12), 18 comps
Comp revenue range (p25 / median / p75)
Waterfront cabin with hot tub, firepit, dock, & screened porch - dog-friendly
Cabin · 4 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $31,013ADR $318Occ ≈ 27%4.2★ (20)
Overlook Cabin
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $50,562ADR $385Occ ≈ 36%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Nana's Nest Getaways Cabin | 4 bd · 3 ba · sleeps 6 | $10,453 | $344 | 8% | 4.3★ (72) | 440 ft | AirbnbVrboBooking |
Waterfront cabin with hot tub, firepit, dock, & screened porch - dog-friendly Cabin | 4 bd · 3 ba · sleeps 6 | $31,013 | $318 | 27% | 4.2★ (20) | 0.1 mi | Vrbo |
The Bears & Bees Lodge-Lakeview, Hottub, Fireplace Cabin | 4 bd · 3 ba · sleeps 10 | $52,739 | $485 | 30% | 5★ (2) | 0.2 mi | AirbnbVrboBooking |
1 mile to Blue Ridge Lake, Hot Tub, Fire Pit, Pets Cabin | 4 bd · 3 ba · sleeps 12 | $71,186 | $299 | 65% | 4.9★ (200) | 0.2 mi | AirbnbVrbo |
Chateau Althen Cabin | 4 bd · 3 ba · sleeps 13 | $40,691 | $381 | 29% | 4.9★ (50) | 0.3 mi | AirbnbVrbo |
Cabin Weekend, Upgraded at Overlook Cabin! Cabin | 4 bd · 3 ba · sleeps 10 | $51,797 | $456 | 31% | 5★ (3) | 0.3 mi | AirbnbVrbo |
Overlook Cabin Vacation home | 4 bd · 3 ba · sleeps 10 | $50,562 | $385 | 36% | — | 0.3 mi | Booking |
Chateau Althen Cabin | 4 bd · 3 ba · sleeps 12 | $17,142 | $370 | 13% | 5★ (1) | 0.4 mi | AirbnbVrboBooking |
Away to the Lake- Lakefront, Dock, Hot Tub, Games! Cabin | 4 bd · 3 ba · sleeps 10 | $62,875 | $550 | 31% | 4.8★ (18) | 0.5 mi | AirbnbVrboBooking |
All Decked Out Lake House & Dock House | 4 bd · 3 ba · sleeps 10 | $65,738 | $446 | 40% | 4.8★ (45) | 0.5 mi | AirbnbVrbo |
Show all 18 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Huge Outdoor Deck, Close To Lake, MinsTo Downtown Cabin | 4 bd · 3 ba · sleeps 9 | $24,471 | $277 | 24% | 4.9★ (304) | 0.5 mi | AirbnbVrbo |
 Built for Groups- Hot Tub, Game Room, A+ Location Cabin | 4 bd · 3.5 ba · sleeps 10 | $106,193 | $467 | 62% | 5★ (260) | 0.6 mi | AirbnbVrbo |
 Modern Cabin 10 Min Downtown/River, w Firepit/View Cabin | 4 bd · 3 ba · sleeps 10 | $16,148 | $247 | 18% | 5★ (41) | 0.6 mi | AirbnbVrbo |
 *Blue Turtle*Lux~Lake~Outdoor Life~Bike~Kayak~Dogs House | 4 bd · 4 ba · sleeps 10 | $143,034 | $699 | 56% | 5★ (67) | 0.6 mi | AirbnbVrbo |
 Chalet Blue Ridge | Panoramic Views + Hot Tub Cabin | 4 bd · 3 ba · sleeps 10 | $80,190 | $395 | 56% | 5★ (105) | 0.7 mi | AirbnbVrboBooking |
 Amazing Views+Ultra Private | Top of the Mountain Cabin | 4 bd · 3 ba · sleeps 10 | $87,918 | $403 | 60% | 4.8★ (159) | 0.7 mi | AirbnbVrboBooking |
 Aska Acres- Mtn View, Hot Tub, Firepit, Gameroom Cabin | 4 bd · 4 ba · sleeps 14 | $48,871 | $633 | 21% | 5★ (2) | 0.7 mi | AirbnbVrbo |
 August 30%OFF BestMtnView-PoolTable-PingPong-Hottu Cabin | 4 bd · 3 ba · sleeps 15 | $75,261 | $249 | 83% | 4.8★ (536) | 0.8 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
Est. revenue
$52,117
NOI
$24,006
Cash flow /mo
$2,001
Cash needed
$730,096
Cash-on-cash (all cash)
3.3%
ROE (yr 1)
6.1%
Cap rate
3.5%
DSCR
—
Year-1 write-off
$154,080
Year-1 tax shield @ 32%
$49,305
Year-1 return on equity
- Cash flow (annual)$24,006
- Principal paydown (n/a, cash)$0
- Appreciation at%$20,397
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,423
- Platform fees (3% of revenue)$1,564
- Maintenance / capex (5% of revenue)$2,606
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,077
- Insurance (STR-rated)$7,241
Cash needed to close
- Purchase price (all cash)$679,900
- Closing costs (4.0%)$27,196
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,305
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
$672,000
Short-life (5/15-yr)
$129,000 · 19%
Year-1 deduction
$154,000
Year-1 tax shield @ 32%
$49,000
Land 1% (county tax record, market value split) · building $543,000 over 39 years · new furniture $23,000
Based on: ~2,400 sq ft (from beds), built 1995, 4 bd / 3.5 ba, unfurnished, listing features (fence, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $116,000 in year 1 (14% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,300
Kitchen cabinetsdefault
$11,100 new × 40% good × 3.24 allocation
- $11,700
Kitchen countertopsdefault
$9,000 new × 40% good × 3.24 allocation
- $5,400
Decorative trimdefault
$4,200 new × 40% good × 3.24 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.24 allocation
- $1,900
Shelvingdefault
$1,500 new × 40% good × 3.24 allocation
- $7,800
Window coverings (24)default
$6,000 new × 40% good × 3.24 allocation
- $10,000
Carpet, vinyl & laminate (50% of floors)listing
$7,700 new × 40% good × 3.24 allocation
- $11,100
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 3.24 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 3.24 allocation
- $10,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.24 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,400
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 3.24 allocation
- $15,800
Landscaping (typical)default
$9,800 new × 50% good × 3.24 allocation
- $3,800
Patiosdefault
$2,400 new × 50% good × 3.24 allocation
- $3,800
Decks & porches (attached)default
$2,400 new × 50% good × 3.24 allocation
- $9,700
Fencinglisting
$6,000 new × 50% good × 3.24 allocation
- $407,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 48% good × 3.24 allocation
- $35,000
Building plumbing & fixturesdefault
$27,000 new × 40% good × 3.24 allocation
- $35,900
Building electrical & lightingdefault
$27,700 new × 40% good × 3.24 allocation
- $35,000
HVACdefault
$27,000 new × 40% good × 3.24 allocation
- $10,000
Hardwood & tile floorsdefault
$7,700 new × 40% good × 3.24 allocation
- $19,400
Septic systemlisting
$12,000 new × 50% good × 3.24 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $102,700 | $49,700 | $1,700 | $154,100 |
| 2 | $0 | $0 | $13,900 | $13,900 |
| 3 | $0 | $0 | $13,900 | $13,900 |
| 4 | $0 | $0 | $13,900 | $13,900 |
| 5 | $0 | $0 | $13,900 | $13,900 |
| 6+ | $0 | $0 | $485,500 | $485,500 |
| Total | $102,700 | $49,700 | $542,900 | $695,200 |
The building's share of the price ($672,000) is 3.2x our depreciated replacement cost of the home ($208,000). 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: 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.