82 Queens Ln
Blue Ridge, GA 30513
$649,900
4 bd · 3 ba · 2,288 sqft · Listed 1d ago
View on Realtor.com →Year built
2014
Sqft
2,288
Lot sqft
56,628
HOA / mo
None
Furnished
No
List date
2026-10-14T22:37:11.000000Z
Revenue
Annual revenue
$67,427
ADR
$355
Occupancy
52%
Cleaning fees (12 mo)
$11,785
Confidence
Low (29.78), 15 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $38,411
Game room, hot tub, easy access, great location!
Cabin · 4 bd · 3 ba · sleeps 11 · 0.3 mi
Revenue $84,307ADR $443Occ ≈ 52%5★ (17)
The Bluebird @ Lake BlueRidge Prime Location
Cabin · 4 bd · 3 ba · sleeps 12 · 0.3 mi
Revenue $38,411ADR $302Occ ≈ 35%5★ (35)
<10 Min to Lake & DT! Flat Drive! Hot Tub! Games!
Cabin · 4 bd · 3 ba · sleeps 13 · 0.3 mi
Revenue $24,910ADR $358Occ ≈ 19%4.8★ (14)
Blue Ridge Cottage 3 mins to lake/4 mins to town
Cottage · 4 bd · 2 ba · sleeps 10 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $26,530ADR $137Occ ≈ 53%5★ (48)
Lazy Bear Retreat
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.5 mi
Revenue $10,843ADR $364Occ ≈ 8%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
GameRoom+HotTub+Flat& Paved+7 min to DT BlueRidge! Cabin | 4 bd · 3 ba · sleeps 13 | $86,090 | $438 | 54% | 5★ (75) | 0.3 mi | AirbnbVrbo |
Game room, hot tub, easy access, great location! Cabin | 4 bd · 3 ba · sleeps 11 | $84,307 | $443 | 52% | 5★ (17) | 0.3 mi | Vrbo |
The Bluebird @ Lake BlueRidge Prime Location Cabin | 4 bd · 3 ba · sleeps 12 | $38,411 | $302 | 35% | 5★ (35) | 0.3 mi | Airbnb |
Timber Breeze - game room, hot tub, pets, firepit Cabin | 4 bd · 4 ba · sleeps 10 | $28,150 | $429 | 18% | 5★ (4) | 0.3 mi | AirbnbVrbo |
<10 Min to Lake & DT! Flat Drive! Hot Tub! Games! Cabin | 4 bd · 3 ba · sleeps 13 | $24,910 | $358 | 19% | 4.8★ (14) | 0.3 mi | Airbnb |
Spacious Log Cabin with Hot Tub & Fire Pit by Lake Cabin | 4 bd · 3 ba · sleeps 9 | $59,536 | $271 | 60% | 5★ (71) | 0.3 mi | AirbnbVrboBooking |
Blue Ridge Cottage 3 mins to lake/4 mins to town Cottage
| 4 bd · 2 ba · sleeps 10 | $26,530 | $137 | 53% | 5★ (48) | 0.4 mi | Airbnb |
Lazy Bear Retreat Vacation home | 4 bd · 3 ba · sleeps 12 | $10,843 | $364 | 8% | 5★ (1) | 0.5 mi | Booking |
Chalet Blue Ridge | Panoramic Views + Hot Tub Cabin
| 4 bd · 3 ba · sleeps 10 | $84,776 | $398 | 58% | 5★ (110) | 0.6 mi | AirbnbVrboBooking |
Built for Groups- Hot Tub, Game Room, A+ Location Cabin
| 4 bd · 3.5 ba · sleeps 10 | $106,009 | $469 | 62% | 5★ (263) | 0.7 mi | AirbnbVrbo |
Show 1 more
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 8) + 0.75% investor premium
Est. revenue
$67,427
NOI
$35,463
Cash flow /mo
-$672
Cash needed
$211,471
Cash-on-cash
-3.8%
ROE (yr 1)
7.3%
Cap rate
5.5%
DSCR
0.81
Year-1 write-off
$125,903
Year-1 tax shield @ 32%
$40,289
Year-1 return on equity
- Cash flow (annual)-$8,069
- Principal paydown$3,952
- Appreciation at%$19,497
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)$13,485
- Platform fees (3% of revenue)$2,023
- Maintenance / capex (5% of revenue)$3,371
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,963
- Insurance (STR-rated)$6,921
Cash needed to close
- Down payment (25%)$162,475
- Closing costs (4.0%)$25,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,289
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
$600,000
Short-life (5/15-yr)
$102,000 · 17%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 8% (county tax record, market value split) · building $498,000 over 39 years · new furniture $23,000
Based on: 2,288 sq ft, built 2014, 4 bd / 3 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $74,000 in year 1 (8% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$10,800 new × 52% good × 1.90 allocation
- $10,900
Kitchen countertops (stone)listing
$11,100 new × 52% good × 1.90 allocation
- $3,900
Decorative trimdefault
$4,000 new × 52% good × 1.90 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.90 allocation
- $1,500
Shelvingdefault
$1,500 new × 52% good × 1.90 allocation
- $4,400
Window coverings (23)default
$5,800 new × 40% good × 1.90 allocation
- $3,700
Carpet, vinyl & laminate (33% of floors)listing
$4,900 new × 40% good × 1.90 allocation
- $12,100
Kitchen & laundry equipment plumbingdefault
$8,400 new × 76% good × 1.90 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 76% good × 1.90 allocation
- $1,700
Appliances (refrigerator)listing
$2,200 new × 40% good × 1.90 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,800
Paving: driveway & walks (paved)default
$9,900 new × 52% good × 1.90 allocation
- $9,400
Landscaping (typical)default
$9,500 new × 52% good × 1.90 allocation
- $2,200
Patiosdefault
$2,300 new × 52% good × 1.90 allocation
- $24,400
Decks & porches (attached)listing
$25,700 new × 50% good × 1.90 allocation
- $376,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$248,000 new × 80% good × 1.90 allocation
- $37,100
Building plumbing & fixturesdefault
$25,800 new × 76% good × 1.90 allocation
- $37,900
Building electrical & lightingdefault
$26,300 new × 76% good × 1.90 allocation
- $19,600
HVACdefault
$25,800 new × 40% good × 1.90 allocation
- $9,700
Hardwood & tile floorsdefault
$9,800 new × 52% good × 1.90 allocation
- $5,200
Fireplaces (2)listing
$5,300 new × 52% good × 1.90 allocation
- $11,800
Septic systemlisting
$12,000 new × 52% good × 1.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,600 | $45,800 | $500 | $125,900 |
| 2 | $0 | $0 | $12,800 | $12,800 |
| 3 | $0 | $0 | $12,800 | $12,800 |
| 4 | $0 | $0 | $12,800 | $12,800 |
| 5 | $0 | $0 | $12,800 | $12,800 |
| 6+ | $0 | $0 | $446,000 | $446,000 |
| Total | $79,600 | $45,800 | $497,600 | $622,900 |
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.