253 Cohutta Overlook Trl
Blue Ridge, GA 30513
$850,000
5 bd · 3 ba · 2,700 sqft · Listed 1d ago
View on Realtor.com →Year built
2007
Sqft
2,700
Lot sqft
237,838
HOA / mo
$38
Furnished
No
List date
2026-10-21T13:19:05.000000Z
Revenue
Annual revenue
$76,213
ADR
$439
Occupancy
48%
Cleaning fees (12 mo)
$14,044
Confidence
Low (36.87), 11 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $75,913
Pool, Spa, Sauna, Playground, Firepit + Game Room!
House · 5 bd · 2.5 ba · sleeps 16 · 0.2 mi
Revenue $11,080ADR $443Occ ≈ 7%—
NEW! Hot Tub, Views, Game Room, Pickleball Court
Vacation home · 5 bd · 3 ba · sleeps 16 · 0.4 mi
Revenue $82,188ADR $530Occ ≈ 42%—
Special Rate! New Luxe Interior + Panoramic Views
Cabin · 5 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $34,760ADR $611Occ ≈ 16%—
Sunrock Chalet: Luxe Escape, Epic Panoramic Views
Cabin · 5 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $3,680ADR $1,226Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Casa Rustica | Hot Tub + Game Room + Dog Friendly Cabin | 5 bd · 3 ba · sleeps 14 | $69,637 | $497 | 38% | 4.8★ (125) | 10 ft | AirbnbVrboBooking |
Pool, Spa, Sauna, Playground, Firepit + Game Room! House | 5 bd · 2.5 ba · sleeps 16 | $11,080 | $443 | 7% | — | 0.2 mi | Vrbo |
Blue Ridge Bliss: Hot Tub Haven & Fire Pit Retreat Cabin | 5 bd · 3 ba · sleeps 12 | $50,467 | $372 | 37% | 4.8★ (78) | 0.2 mi | AirbnbVrboBooking |
Sleeps 18 • Pickleball Ct • Hot Tub • Arcade Games House | 5 bd · 3 ba · sleeps 16 | $144,172 | $595 | 66% | 4.7★ (18) | 0.4 mi | AirbnbVrbo |
Hot Tub, Views, Game Room, Pickleball, Slps 16 House | 5 bd · 3 ba · sleeps 16 | $105,963 | $548 | 53% | 5★ (24) | 0.4 mi | AirbnbVrboBooking |
NEW! Hot Tub, Views, Game Room, Pickleball Court Vacation home | 5 bd · 3 ba · sleeps 16 | $82,188 | $530 | 42% | — | 0.4 mi | Booking |
OMG Views-10 Min>Town-Private-Hot Tub-Firepit-Deck Cabin | 5 bd · 3.5 ba · sleeps 14 | $151,873 | $468 | 89% | 4.9★ (230) | 0.5 mi | AirbnbVrboBooking |
Special Rate! New Luxe Interior + Panoramic Views Cabin | 5 bd · 3.5 ba · sleeps 12 | $34,760 | $611 | 16% | — | 0.5 mi | Vrbo |
Sunrock Chalet: Luxe Escape, Epic Panoramic Views Cabin | 5 bd · 3.5 ba · sleeps 12 | $3,680 | $1,226 | 1% | — | 0.5 mi | Airbnb |
Sunrock Chalet: Hot-Tub • Pool Table • Epic Views Cabin | 5 bd · 3.5 ba · sleeps 12 | $83,297 | $453 | 50% | 4.9★ (47) | 0.5 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$76,213
NOI
$38,155
Cash flow /mo
-$1,565
Cash needed
$279,000
Cash-on-cash
-6.7%
ROE (yr 1)
4.3%
Cap rate
4.5%
DSCR
0.67
Year-1 write-off
$131,609
Year-1 tax shield @ 32%
$42,115
Year-1 return on equity
- Cash flow (annual)-$18,780
- Principal paydown$5,169
- Appreciation at%$25,500
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)$15,243
- Platform fees (3% of revenue)$2,286
- Maintenance / capex (5% of revenue)$3,811
- Utilities & supplies$4,200
- HOA$456
- Property tax$3,010
- Insurance (STR-rated)$9,053
Cash needed to close
- Down payment (25%)$212,500
- Closing costs (4.0%)$34,000
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,115
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
$589,000
Short-life (5/15-yr)
$99,000 · 17%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 31% (county tax record, market value split) · building $490,000 over 39 years · new furniture $33,000
Based on: 2,700 sq ft, built 2007, 5 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $82,000 in year 1 (8% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$11,700 new × 40% good × 1.86 allocation
- $7,100
Kitchen countertopsdefault
$9,600 new × 40% good × 1.86 allocation
- $3,500
Decorative trimdefault
$4,700 new × 40% good × 1.86 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.86 allocation
- $1,300
Shelvingdefault
$1,800 new × 40% good × 1.86 allocation
- $5,000
Window coverings (27)default
$6,800 new × 40% good × 1.86 allocation
- $4,300
Carpet, vinyl & laminate (33% of floors)listing
$5,800 new × 40% good × 1.86 allocation
- $10,500
Kitchen & laundry equipment plumbingdefault
$9,100 new × 62% good × 1.86 allocation
- $6,400
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 62% good × 1.86 allocation
- $5,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.86 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,000
Paving: driveway & walks (paved)default
$10,800 new × 50% good × 1.86 allocation
- $4,800
Landscaping (minimal)listing
$5,200 new × 50% good × 1.86 allocation
- $2,500
Patiosdefault
$2,700 new × 50% good × 1.86 allocation
- $28,300
Decks & porches (attached)listing
$30,400 new × 50% good × 1.86 allocation
- $372,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$292,800 new × 68% good × 1.86 allocation
- $35,100
Building plumbing & fixturesdefault
$30,400 new × 62% good × 1.86 allocation
- $36,300
Building electrical & lightingdefault
$31,500 new × 62% good × 1.86 allocation
- $22,600
HVACdefault
$30,400 new × 40% good × 1.86 allocation
- $8,600
Hardwood & tile floorsdefault
$11,600 new × 40% good × 1.86 allocation
- $3,900
Fireplaces (2)listing
$5,300 new × 40% good × 1.86 allocation
- $11,200
Septic systemlisting
$12,000 new × 50% good × 1.86 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,500 | $45,600 | $500 | $131,600 |
| 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 | $85,500 | $45,600 | $490,100 | $621,200 |
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.