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171 Mountain Lake Dr

171 Mountain Lake Dr

Blue Ridge, GA 30513

$875,000

4 bd · 4 ba · 3,556 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2008

Sqft

3,556

Lot sqft

60,984

HOA / mo

None

Furnished

Yes

List date

2026-10-15T16:06:14.000000Z

Revenue

Annual revenue

$42,910

ADR

$238

Occupancy

49%

Cleaning fees (12 mo)

$9,707

Confidence

Low (39.98), 9 comps

Comp revenue range (p25 / median / p75)

$20,163$39,943$45,226

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $39,943

  • Bearadise - 4BR, Hot Tub, Private Lake, Pool Table

    House · 4 bd · 3 ba · sleeps 8 · 492 ft

    Revenue $43,903ADR $253Occ ≈ 48%4.8★ (17)

    Airbnb

  • King en-Suite bath, Stocked Kitchen, Lakes, Trails

    Cabin · 4 bd · 3 ba · sleeps 11 · 0.1 mi

    • A/C
    • Pets OK
    • Wifi
    • Kitchen
    • +3

    Revenue $45,226ADR $228Occ ≈ 54%4.8★ (25)

    Airbnb

  • Storybook Hideaway - Blue Ridge, GA

    Cabin · 5 bd · 4 ba · sleeps 10 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $57,286ADR $398Occ ≈ 39%5★ (14)

    AirbnbVrboBooking

  • Mountain Lake Delight- Pet Friendly | Hot Tub

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $29,116ADR $219Occ ≈ 36%4.8★ (33)

    AirbnbVrboBooking

  • Bougie Bear-pet friendly, hot tub, fire pit

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $39,943ADR $181Occ ≈ 60%4.8★ (32)

    AirbnbVrboBooking

  • Riverfront + Sauna + Hot Tub+ Red Light Sauna

    House · 4 bd · 3 ba · sleeps 12 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $89,198ADR $517Occ ≈ 47%5★ (34)

    AirbnbVrbo

  • Riverwatch on the Toccoa - Scenic Soaks & Sips

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $20,163ADR $357Occ ≈ 15%4.3★ (13)

    AirbnbBooking

  • Thompson Lodge Stays

    House · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +2

    Revenue $11,338ADR $220Occ ≈ 14%4.5★ (27)

    AirbnbVrboBooking

  • Secluded sanctuary on wooded acreage with private hot tub, 3 decks, balcony & AC

    House · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $19,704ADR $210Occ ≈ 26%4.3★ (15)

    Delisted

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
Management

Est. revenue

$42,910

NOI

$15,819

Cash flow /mo

$1,318

Cash needed

$910,000

Cash-on-cash (all cash)

1.7%

ROE (yr 1)

4.6%

Cap rate

1.8%

DSCR

—

Year-1 write-off

$114,324

Year-1 tax shield @ 32%

$36,584

Year-1 return on equity

  • Cash flow (annual)$15,819
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,250
ROE4.6%

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)$8,582
  • Platform fees (3% of revenue)$1,287
  • Maintenance / capex (5% of revenue)$2,146
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,557
  • Insurance (STR-rated)$9,319

Cash needed to close

  • Purchase price (all cash)$875,000
  • Closing costs (4.0%)$35,000
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,584

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

$841,000

Short-life (5/15-yr)

$114,000 · 14%

Year-1 deduction

$114,000

Year-1 tax shield @ 32%

$37,000

Land 4% (county tax record, market value split) · building $727,000 over 39 years

Based on: 3,556 sq ft, built 2008, 4 bd / 4 ba, furnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $84,000 in year 1 (10% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$81,700

  • Kitchen cabinetsdefault

    $13,600 new × 40% good × 2.04 allocation

    $11,100

  • Kitchen countertopsdefault

    $11,100 new × 40% good × 2.04 allocation

    $9,100

  • Decorative trimdefault

    $6,200 new × 40% good × 2.04 allocation

    $5,100

  • Mirrorsdefault

    $600 new × 40% good × 2.04 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 2.04 allocation

    $1,200

  • Window coverings (36)default

    $9,000 new × 40% good × 2.04 allocation

    $7,300

  • Kitchen & laundry equipment plumbingdefault

    $10,600 new × 64% good × 2.04 allocation

    $13,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,400 new × 64% good × 2.04 allocation

    $8,300

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.04 allocation

    $6,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.04 allocation

    $7,300

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$31,900

  • Paving: driveway & walks (paved)default

    $12,400 new × 50% good × 2.04 allocation

    $12,600

  • Landscaping (typical)default

    $11,900 new × 50% good × 2.04 allocation

    $12,100

  • Patiosdefault

    $3,500 new × 50% good × 2.04 allocation

    $3,600

  • Decks & porches (attached)default

    $3,500 new × 50% good × 2.04 allocation

    $3,600
Building, 39-year$727,100

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

    $386,400 new × 70% good × 2.04 allocation

    $551,600

  • Building plumbing & fixturesdefault

    $40,100 new × 64% good × 2.04 allocation

    $52,400

  • Building electrical & lightingdefault

    $42,300 new × 64% good × 2.04 allocation

    $55,300

  • HVACdefault

    $40,100 new × 40% good × 2.04 allocation

    $32,700

  • Hardwood & tile floorsdefault

    $22,900 new × 40% good × 2.04 allocation

    $18,700

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.04 allocation

    $4,300

  • Septic systemlisting

    $12,000 new × 50% good × 2.04 allocation

    $12,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$81,700$31,900$800$114,300
2$0$0$18,600$18,600
3$0$0$18,600$18,600
4$0$0$18,600$18,600
5$0$0$18,600$18,600
6+$0$0$651,700$651,700
Total$81,700$31,900$727,100$840,600

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: 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.