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399 Pack Creek Rd

399 Pack Creek Rd

Blue Ridge, GA 30513

$455,000

3 bd · 2 ba · 3,000 sqft · Listed 2d ago

View on Realtor.com →
Low confidence

Year built

1989

Sqft

3,000

Lot sqft

250,470

HOA / mo

$0

Furnished

No

List date

2026-11-10T02:25:45.000000Z

Revenue

Annual revenue

$32,774

ADR

$155

Occupancy

58%

Cleaning fees (12 mo)

$7,189

Confidence

Low (44.98), 7 comps

Comp revenue range (p25 / median / p75)

$17,927$30,114$39,956

Median revenue of shown comps: $30,114

  • Beautiful 3BR/3BA Luxury Cabin in Blue Ridge

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi

    Revenue $47,656ADR $223Occ ≈ 59%4.9★ (40)

    Airbnb

  • Secluded cabin w/game room and mountain views

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $46,164ADR $168Occ ≈ 75%4.8★ (48)

    AirbnbVrboBooking

  • Highlands Haven Cabin

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi

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

    Revenue $13,257ADR $235Occ ≈ 15%4.8★ (10)

    AirbnbVrbo

  • Highlands Haven

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $6,112ADR $201Occ ≈ 8%5★ (2)

    Delisted

  • Fall Waterfront Cabin w/ Pond, EV Charge & Firepit

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $30,114ADR $276Occ ≈ 30%5★ (43)

    AirbnbVrbo

  • Blue Ridge, McCaysville, Creek, Game Room, Pets ok

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

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

    Revenue $33,747ADR $273Occ ≈ 34%4.8★ (53)

    AirbnbVrbo

  • Cabin at Twin Creeks

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

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

    Revenue $22,597ADR $271Occ ≈ 23%4.9★ (76)

    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
Management

Est. revenue

$32,774

NOI

$13,852

Cash flow /mo

$1,154

Cash needed

$492,700

Cash-on-cash (all cash)

2.8%

ROE (yr 1)

5.6%

Cap rate

3.0%

DSCR

—

Year-1 write-off

$99,306

Year-1 tax shield @ 32%

$31,778

Year-1 return on equity

  • Cash flow (annual)$13,852
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,650
ROE5.6%

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)$6,555
  • Platform fees (3% of revenue)$983
  • Maintenance / capex (5% of revenue)$1,639
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$700
  • Insurance (STR-rated)$4,846

Cash needed to close

  • Purchase price (all cash)$455,000
  • Closing costs (4.0%)$18,200
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$31,778

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

$386,000

Short-life (5/15-yr)

$79,000 · 21%

Year-1 deduction

$99,000

Year-1 tax shield @ 32%

$32,000

Land 15% (county tax record, market value split) · building $306,000 over 39 years · new furniture $20,000

Based on: 3,000 sq ft, built 1989, 3 bd / 2 ba, unfurnished, listing features (patio, fence, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $77,000 in year 1 (15% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,500

  • Kitchen cabinetsdefault

    $12,400 new × 40% good × 1.68 allocation

    $8,300

  • Kitchen countertopsdefault

    $10,100 new × 40% good × 1.68 allocation

    $6,800

  • Decorative trimdefault

    $5,300 new × 40% good × 1.68 allocation

    $3,500

  • Mirrorsdefault

    $300 new × 40% good × 1.68 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.68 allocation

    $800

  • Window coverings (30)default

    $7,500 new × 40% good × 1.68 allocation

    $5,000

  • Carpet, vinyl & laminate (50% of floors)listing

    $9,700 new × 40% good × 1.68 allocation

    $6,500

  • Kitchen & laundry equipment plumbingdefault

    $9,600 new × 40% good × 1.68 allocation

    $6,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,800 new × 40% good × 1.68 allocation

    $3,900

  • Appliances (microwave)listing

    $700 new × 40% good × 1.68 allocation

    $500

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$37,500

  • Paving: driveway & walks (paved)default

    $11,400 new × 50% good × 1.68 allocation

    $9,500

  • Landscaping (typical)default

    $10,900 new × 50% good × 1.68 allocation

    $9,200

  • Patioslisting

    $13,500 new × 50% good × 1.68 allocation

    $11,300

  • Decks & porches (attached)default

    $3,000 new × 50% good × 1.68 allocation

    $2,500

  • Fencinglisting

    $6,000 new × 50% good × 1.68 allocation

    $5,000
Building, 39-year$306,200

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

    $326,300 new × 40% good × 1.68 allocation

    $218,900

  • Building plumbing & fixturesdefault

    $33,800 new × 40% good × 1.68 allocation

    $22,700

  • Building electrical & lightingdefault

    $35,300 new × 40% good × 1.68 allocation

    $23,700

  • HVACdefault

    $33,800 new × 40% good × 1.68 allocation

    $22,700

  • Hardwood & tile floorsdefault

    $9,700 new × 40% good × 1.68 allocation

    $6,500

  • Fireplacelisting

    $2,600 new × 40% good × 1.68 allocation

    $1,800

  • Septic systemlisting

    $12,000 new × 50% good × 1.68 allocation

    $10,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$61,500$37,500$300$99,300
2$0$0$7,900$7,900
3$0$0$7,900$7,900
4$0$0$7,900$7,900
5$0$0$7,900$7,900
6+$0$0$274,500$274,500
Total$61,500$37,500$306,200$405,200

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.