8624 Old Dial Rd
Blue Ridge, GA 30513
$250,000
2 bd · 2 ba · 1,129 sqft · Listed 3d ago
View on Realtor.com →Year built
1972
Sqft
1,129
Lot sqft
54,014
HOA / mo
None
Furnished
No
List date
2026-09-24T11:29:57.000000Z
Revenue
Annual revenue
$32,592
ADR
$151
Occupancy
59%
Cleaning fees (12 mo)
$7,581
Confidence
Low (42.22), 10 comps
Comp revenue range (p25 / median / p75)
Beautiful Wooden A-Frame Perfect for Outdoor Activities in Blue Ridge, Georgia
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $31,655ADR $304Occ ≈ 29%—
Trails & Tranquility, Stocked Kitchen, Aska Valley
Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi
Revenue $37,960ADR $184Occ ≈ 57%4.9★ (22)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Aska Cabin |Hot Tub |Jacuzzi Tub |Firepit |Views Cabin | 2 bd · 2 ba · sleeps 6 | $51,638 | $246 | 58% | 5★ (236) | 0.2 mi | AirbnbVrbo |
Good Vibes-Private Stocked Pond, Hot Tub,Fire Pit Cottage | 2 bd · 2 ba · sleeps 4 | $43,919 | $257 | 47% | 4.3★ (12) | 0.2 mi | AirbnbVrbo |
Beautiful Wooden A-Frame Perfect for Outdoor Activities in Blue Ridge, Georgia Cabin | 2 bd · 1.5 ba · sleeps 6 | $31,655 | $304 | 29% | — | 0.3 mi | Vrbo |
Bearly Behavin. Cabin | 2 bd · 1.5 ba · sleeps 6 | $40,704 | $167 | 67% | 4.7★ (131) | 0.3 mi | AirbnbVrboBooking |
The Cozy Cabin in Blue Ridge- Aska Adventure Area! Cabin | 2 bd · 1.5 ba · sleeps 4 | $19,760 | $189 | 29% | 5★ (88) | 0.4 mi | AirbnbBooking |
Trails & Tranquility, Stocked Kitchen, Aska Valley Cabin | 2 bd · 2 ba · sleeps 5 | $37,960 | $184 | 57% | 4.9★ (22) | 0.5 mi | Airbnb |
Jack Bear's Cabin Stay Cabin | 2 bd · 2 ba · sleeps 6 | $2,931 | $209 | 4% | 4.8★ (191) | 0.5 mi | AirbnbVrboBooking |
15% Off Summer Sale—Discount Already Applied! Cabin | 2 bd · 2 ba · sleeps 6 | $23,429 | $184 | 35% | 4.8★ (22) | 0.6 mi | AirbnbVrbo |
Secluded 2BR | Hot Tub | Fireplace | Firepit Cabin | 2 bd · 2 ba · sleeps 6 | $23,357 | $219 | 29% | 4.8★ (204) | 0.6 mi | AirbnbVrbo |
Cozy Cub Cabin Getaway Cabin | 2 bd · 2 ba · sleeps 6 | $4,876 | $220 | 6% | 4.7★ (34) | 0.6 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$32,592
NOI
$16,212
Cash flow /mo
$4
Cash needed
$94,500
Cash-on-cash
0.0%
ROE (yr 1)
9.7%
Cap rate
6.5%
DSCR
1.00
Year-1 write-off
$73,892
Year-1 tax shield @ 32%
$23,646
Year-1 return on equity
- Cash flow (annual)$46
- Principal paydown$1,636
- Appreciation at%$7,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,518
- Platform fees (3% of revenue)$978
- Maintenance / capex (5% of revenue)$1,630
- Utilities & supplies$4,200
- HOA$0
- Property tax$392
- Insurance (STR-rated)$2,663
Cash needed to close
- Down payment (25%)$62,500
- Closing costs (4.0%)$10,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,646
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
$223,000
Short-life (5/15-yr)
$51,000 · 23%
Year-1 deduction
$74,000
Year-1 tax shield @ 32%
$24,000
Land 11% (county tax record, market value split) · building $171,000 over 39 years · new furniture $22,000
Based on: 1,129 sq ft, built 1972, 2 bd / 2 ba, unfurnished, listing features (game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $56,000 in year 1 (15% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$8,300 new × 40% good × 2.33 allocation
- $6,300
Kitchen countertopsdefault
$6,800 new × 40% good × 2.33 allocation
- $1,800
Decorative trimdefault
$2,000 new × 40% good × 2.33 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.33 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.33 allocation
- $2,600
Window coverings (11)default
$2,800 new × 40% good × 2.33 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 2.33 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.33 allocation
- $3,700
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.33 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $8,100
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 2.33 allocation
- $7,800
Landscaping (typical)default
$6,700 new × 50% good × 2.33 allocation
- $1,300
Patiosdefault
$1,100 new × 50% good × 2.33 allocation
- $1,300
Decks & porches (attached)default
$1,100 new × 50% good × 2.33 allocation
- $113,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$122,200 new × 40% good × 2.33 allocation
- $11,800
Building plumbing & fixturesdefault
$12,700 new × 40% good × 2.33 allocation
- $10,800
Building electrical & lightingdefault
$11,600 new × 40% good × 2.33 allocation
- $11,800
HVACdefault
$12,700 new × 40% good × 2.33 allocation
- $6,800
Hardwood & tile floorsdefault
$7,300 new × 40% good × 2.33 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.33 allocation
- $14,000
Septic systemlisting
$12,000 new × 50% good × 2.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,900 | $18,500 | $500 | $73,900 |
| 2 | $0 | $0 | $4,400 | $4,400 |
| 3 | $0 | $0 | $4,400 | $4,400 |
| 4 | $0 | $0 | $4,400 | $4,400 |
| 5 | $0 | $0 | $4,400 | $4,400 |
| 6+ | $0 | $0 | $153,100 | $153,100 |
| Total | $54,900 | $18,500 | $171,200 | $244,600 |
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: 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.