239 Ernest Alta Cir
Blue Ridge, GA 30513
$639,000
4 bd · 3.5 ba · 2,500 sqft · Listed 17d ago
View on Realtor.com →Year built
2001
Sqft
2,500
Lot sqft
67,082
HOA / mo
$0
Furnished
No
List date
2026-09-10T21:33:51.000000Z
Revenue
Annual revenue
$51,633
ADR
$314
Occupancy
45%
Cleaning fees (12 mo)
$12,577
Confidence
Low (37.5), 19 comps
Comp revenue range (p25 / median / p75)
Luxury Pond Retreat | Pool + Fire Pit + Game room
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $40,421ADR $643Occ ≈ 17%5★ (14)
Aska Bout Our Nest on the Aska Adventure Area
Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $31,465ADR $208Occ ≈ 41%4.8★ (169)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Summer Specials | Cabin w/Hot Tub & Game Room Cabin | 4 bd · 3.5 ba · sleeps 10 | $58,145 | $351 | 45% | 5★ (176) | 69 ft | AirbnbVrbo |
Luxury Pond Retreat | Pool + Fire Pit + Game room Cabin | 4 bd · 3 ba · sleeps 10 | $40,421 | $643 | 17% | 5★ (14) | 0.2 mi | Airbnb |
Resting Bear Retreat Hot Tub Pool Table Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $44,467 | $328 | 37% | 5★ (173) | 0.2 mi | AirbnbVrbo |
Black Bear Lodge Cabin | 4 bd · 3 ba · sleeps 10 | $26,541 | $394 | 18% | 5★ (3) | 0.3 mi | AirbnbBooking |
Aska Bout Our Nest on the Aska Adventure Area Cabin | 4 bd · 3 ba · sleeps 10 | $31,465 | $208 | 41% | 4.8★ (169) | 0.3 mi | Airbnb |
RIVER RUN - Blue Ridge GA. / Aska Adventure Area Cabin | 4 bd · 2.5 ba · sleeps 8 | $63,687 | $393 | 44% | 5★ (131) | 0.3 mi | AirbnbVrbo |
TreeHouse Vibe • Slide, HotTub, FirePit, Fun Games Cabin | 4 bd · 3 ba · sleeps 10 | $102,585 | $444 | 63% | 5★ (117) | 0.4 mi | AirbnbVrbo |
Scenic views at Aska Skies Retreat! Cabin | 4 bd · 3 ba · sleeps 12 | $38,219 | $264 | 40% | 5★ (39) | 0.4 mi | AirbnbVrbo |
Luxury Cabin w/ Spa, Firepit & Game Room Cabin | 4 bd · 4.5 ba · sleeps 8 | $41,575 | $330 | 35% | 5★ (5) | 0.4 mi | AirbnbVrbo |
Daze at the Toccoa River Cabin | 4 bd · 3 ba · sleeps 8 | $52,694 | $399 | 36% | 5★ (44) | 0.5 mi | AirbnbVrbo |
Show all 20 comps
Toccoa Lookout Cottage
House · 4 bd · 3 ba · sleeps 11 · 0.7 mi
Revenue $11,634ADR $528Occ ≈ 6%5★ (1)
Amazing Aska Adventure Fishing, Tubing, Kayaking Home on the North Toccoa River!
Cabin · 4 bd · 3 ba · sleeps 12 · 0.8 mi
Revenue $80,302ADR $403Occ ≈ 55%5★ (261)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Riverfront | Fire Pit | Hot Tub | Fenced Cabin | 4 bd · 3 ba · sleeps 9 | $49,624 | $272 | 50% | 5★ (104) | 0.5 mi | AirbnbVrbo |
Epic Views+Game Room+Fire Pit+Sleeps 10+3BR & Loft Cabin | 4 bd · 3 ba · sleeps 10 | $64,034 | $308 | 57% | 5★ (43) | 0.5 mi | AirbnbVrbo |
Magnolia Mountain House House | 4 bd · 3 ba · sleeps 13 | $3,261 | $494 | 2% | 5★ (8) | 0.5 mi | AirbnbVrbo |
Magnolia Hill House | 4 bd · 3 ba · sleeps 9 | $8,298 | $485 | 5% | 4.7★ (3) | 0.6 mi | Airbnb |
Sauna·Hot Tub·Arcade·Fire Pit·Mtn View Cabin Cabin | 4 bd · 2.5 ba · sleeps 12 | $69,059 | $416 | 45% | 5★ (113) | 0.6 mi | AirbnbVrbo |
Toccoa Lookout Cottage House | 4 bd · 3 ba · sleeps 11 | $1,015 | $703 | 0% | — | 0.7 mi | Airbnb |
Toccoa Lookout Cottage House | 4 bd · 3 ba · sleeps 11 | $11,634 | $528 | 6% | 5★ (1) | 0.7 mi | Vrbo |
Luxury 4BR Cabin, Toccoa River, Hot Tub, Game Room Cabin | 4 bd · 3 ba · sleeps 11 | $77,501 | $519 | 41% | 4.7★ (9) | 0.7 mi | AirbnbVrboBooking |
Riverwatch on the Toccoa - Scenic Soaks & Sips Cabin | 4 bd · 3 ba · sleeps 8 | $19,958 | $345 | 16% | 4.3★ (13) | 0.8 mi | AirbnbVrboBooking |
Amazing Aska Adventure Fishing, Tubing, Kayaking Home on the North Toccoa River! Cabin | 4 bd · 3 ba · sleeps 12 | $80,302 | $403 | 55% | 5★ (261) | 0.8 mi | Vrbo |
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
$51,633
NOI
$24,020
Cash flow /mo
$2,002
Cash needed
$693,560
Cash-on-cash (all cash)
3.5%
ROE (yr 1)
6.2%
Cap rate
3.8%
DSCR
—
Year-1 write-off
$160,888
Year-1 tax shield @ 32%
$51,484
Year-1 return on equity
- Cash flow (annual)$24,020
- Principal paydown (n/a, cash)$0
- Appreciation at%$19,170
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,327
- Platform fees (3% of revenue)$1,549
- Maintenance / capex (5% of revenue)$2,582
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,150
- Insurance (STR-rated)$6,805
Cash needed to close
- Purchase price (all cash)$639,000
- Closing costs (4.0%)$25,560
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$51,484
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
$606,000
Short-life (5/15-yr)
$130,000 · 21%
Year-1 deduction
$161,000
Year-1 tax shield @ 32%
$51,000
Land 5% (county tax record, market value split) · building $476,000 over 39 years · new furniture $29,000
Based on: 2,500 sq ft, built 2001, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $105,000 in year 1 (12% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$11,300 new × 40% good × 2.25 allocation
- $8,300
Kitchen countertopsdefault
$9,200 new × 40% good × 2.25 allocation
- $3,900
Decorative trimdefault
$4,400 new × 40% good × 2.25 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.25 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.25 allocation
- $5,600
Window coverings (25)default
$6,300 new × 40% good × 2.25 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$8,800 new × 50% good × 2.25 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 50% good × 2.25 allocation
- $6,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.25 allocation
- $8,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.25 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,700
Paving: driveway & walks (paved)default
$10,400 new × 50% good × 2.25 allocation
- $11,200
Landscaping (typical)default
$10,000 new × 50% good × 2.25 allocation
- $2,800
Patiosdefault
$2,500 new × 50% good × 2.25 allocation
- $31,700
Decks & porches (attached)listing
$28,100 new × 50% good × 2.25 allocation
- $6,800
Fencinglisting
$6,000 new × 50% good × 2.25 allocation
- $5,600
Gazebo / pergolalisting
$5,000 new × 50% good × 2.25 allocation
- $356,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$271,200 new × 58% good × 2.25 allocation
- $31,700
Building plumbing & fixturesdefault
$28,200 new × 50% good × 2.25 allocation
- $32,600
Building electrical & lightingdefault
$29,000 new × 50% good × 2.25 allocation
- $25,400
HVACdefault
$28,200 new × 40% good × 2.25 allocation
- $14,500
Hardwood & tile floorsdefault
$16,100 new × 40% good × 2.25 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.25 allocation
- $13,500
Septic systemlisting
$12,000 new × 50% good × 2.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $89,700 | $69,700 | $1,500 | $160,900 |
| 2 | $0 | $0 | $12,200 | $12,200 |
| 3 | $0 | $0 | $12,200 | $12,200 |
| 4 | $0 | $0 | $12,200 | $12,200 |
| 5 | $0 | $0 | $12,200 | $12,200 |
| 6+ | $0 | $0 | $425,700 | $425,700 |
| Total | $89,700 | $69,700 | $476,100 | $635,400 |
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.