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8624 Old Dial Rd

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)

$20,659$27,542$40,018

  • Aska Cabin |Hot Tub |Jacuzzi Tub |Firepit |Views

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $51,638ADR $246Occ ≈ 58%5★ (236)

    AirbnbVrbo

  • Good Vibes-Private Stocked Pond, Hot Tub,Fire Pit

    Cottage · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $43,919ADR $257Occ ≈ 47%4.3★ (12)

    AirbnbVrbo

  • 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%—

    Vrbo

  • Bearly Behavin.

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.3 mi

    Revenue $40,704ADR $167Occ ≈ 67%4.7★ (131)

    AirbnbVrboBooking

  • The Cozy Cabin in Blue Ridge- Aska Adventure Area!

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi

    Revenue $19,760ADR $189Occ ≈ 29%5★ (88)

    AirbnbBooking

  • Trails & Tranquility, Stocked Kitchen, Aska Valley

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

    Revenue $37,960ADR $184Occ ≈ 57%4.9★ (22)

    Airbnb

  • Jack Bear's Cabin Stay

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

    Revenue $2,931ADR $209Occ ≈ 4%4.8★ (191)

    AirbnbVrboBooking

  • 15% Off Summer Sale—Discount Already Applied!

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

    Revenue $23,429ADR $184Occ ≈ 35%4.8★ (22)

    AirbnbVrbo

  • Secluded 2BR | Hot Tub | Fireplace | Firepit

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

    Revenue $23,357ADR $219Occ ≈ 29%4.8★ (204)

    AirbnbVrbo

  • Cozy Cub Cabin Getaway

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

    Revenue $4,876ADR $220Occ ≈ 6%4.7★ (34)

    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

Financing

Est. revenue

$32,592

NOI

$16,212

Cash flow /mo

$1,351

Cash needed

$282,000

Cash-on-cash (all cash)

5.7%

ROE (yr 1)

8.4%

Cap rate

6.5%

DSCR

—

Year-1 write-off

$73,892

Year-1 tax shield @ 32%

$23,646

Year-1 return on equity

  • Cash flow (annual)$16,212
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$7,500
ROE8.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)16.8%
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

  • Purchase price (all cash)$250,000
  • 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.

5-year property$54,900

  • Kitchen cabinetsdefault

    $8,300 new × 40% good × 2.33 allocation

    $7,700

  • Kitchen countertopsdefault

    $6,800 new × 40% good × 2.33 allocation

    $6,300

  • Decorative trimdefault

    $2,000 new × 40% good × 2.33 allocation

    $1,800

  • Mirrorsdefault

    $300 new × 40% good × 2.33 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.33 allocation

    $800

  • Window coverings (11)default

    $2,800 new × 40% good × 2.33 allocation

    $2,600

  • Kitchen & laundry equipment plumbingdefault

    $6,400 new × 40% good × 2.33 allocation

    $6,000

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 2.33 allocation

    $3,600

  • Appliances (range, refrigerator)listing

    $4,000 new × 40% good × 2.33 allocation

    $3,700

  • Furniture bought newlisting

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

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$18,500

  • Paving: driveway & walks (paved)default

    $7,000 new × 50% good × 2.33 allocation

    $8,100

  • Landscaping (typical)default

    $6,700 new × 50% good × 2.33 allocation

    $7,800

  • Patiosdefault

    $1,100 new × 50% good × 2.33 allocation

    $1,300

  • Decks & porches (attached)default

    $1,100 new × 50% good × 2.33 allocation

    $1,300
Building, 39-year$171,200

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

    $122,200 new × 40% good × 2.33 allocation

    $113,700

  • Building plumbing & fixturesdefault

    $12,700 new × 40% good × 2.33 allocation

    $11,800

  • Building electrical & lightingdefault

    $11,600 new × 40% good × 2.33 allocation

    $10,800

  • HVACdefault

    $12,700 new × 40% good × 2.33 allocation

    $11,800

  • Hardwood & tile floorsdefault

    $7,300 new × 40% good × 2.33 allocation

    $6,800

  • Fireplacelisting

    $2,600 new × 40% good × 2.33 allocation

    $2,400

  • Septic systemlisting

    $12,000 new × 50% good × 2.33 allocation

    $14,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.