481 Mountain Top Dr
Blue Ridge, GA 30513
$1,160,000
4 bd · 3.5 ba · 4,460 sqft · Listed 13d ago
View on Realtor.com →Year built
2012
Sqft
4,460
Lot sqft
69,260
HOA / mo
None
Furnished
Yes
List date
2026-09-14T17:40:08.000000Z
Revenue
Annual revenue
$27,938
ADR
$203
Occupancy
38%
Cleaning fees (12 mo)
$5,446
Confidence
Low (41.64), 12 comps
Comp revenue range (p25 / median / p75)
Secluded sanctuary on wooded acreage with private hot tub, 3 decks, balcony & AC
House · 3 bd · 3 ba · sleeps 8 · 318 ft
Revenue $18,912ADR $208Occ ≈ 25%4.3★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded sanctuary on wooded acreage with private hot tub, 3 decks, balcony & AC House | 3 bd · 3 ba · sleeps 8 | $18,912 | $208 | 25% | 4.3★ (15) | 318 ft | Vrbo |
Thompson Lodge Stays House | 3 bd · 3 ba · sleeps 8 | $10,018 | $213 | 13% | 4.5★ (27) | 499 ft | AirbnbVrboBooking |
Heavenly Mountain VIew, Hot Tub, Fire Pit Cabin | 5 bd · 3 ba · sleeps 10 | $15,747 | $364 | 12% | 5★ (8) | 0.2 mi | AirbnbVrboBooking |
Large cabin, Hot tub,3 levels, outdoor kitchen Cabin | 4 bd · 3 ba · sleeps 8 | $35,407 | $300 | 32% | 4.8★ (66) | 0.2 mi | AirbnbVrbo |
Blue Ridge, N. GA Cabin: Sleeps 10 & pet friendly Cabin | 3 bd · 3 ba · sleeps 10 | $16,960 | $276 | 17% | 5★ (6) | 0.2 mi | AirbnbVrbo |
Private, Elevated Experience In The Mountains Cabin | 3 bd · 3 ba · sleeps 7 | $22,644 | $370 | 17% | 5★ (1) | 0.3 mi | AirbnbVrboBooking |
Pointer's Peak | Views, Hot Tub, Games, Dogs OK Cabin | 4 bd · 3 ba · sleeps 10 | $67,923 | $399 | 47% | 5★ (91) | 0.4 mi | AirbnbVrbo |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 6 | $30,956 | $213 | 40% | 4.8★ (31) | 0.5 mi | AirbnbVrboBooking |
Near Toccoa River| Game room |Fire pit | Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $38,171 | $179 | 58% | 4.8★ (32) | 0.5 mi | AirbnbVrboBooking |
Bearadise - 4BR, Hot Tub, Private Lake, Pool Table House | 4 bd · 3 ba · sleeps 8 | $39,616 | $253 | 43% | 4.8★ (17) | 0.7 mi | AirbnbVrbo |
Show all 12 comps
Seven Feathers | The Reimagined Barn
Barn · 3 bd · 2.5 ba · sleeps 7 · 0.8 mi
Revenue $8,859ADR $214Occ ≈ 11%4.9★ (10)
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$27,938
NOI
$1,934
Cash flow /mo
-$6,090
Cash needed
$336,400
Cash-on-cash
-21.7%
ROE (yr 1)
-9.1%
Cap rate
0.2%
DSCR
0.03
Year-1 write-off
$201,028
Year-1 tax shield @ 32%
$64,329
Year-1 return on equity
- Cash flow (annual)-$73,076
- Principal paydown$7,591
- Appreciation at%$34,800
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,588
- Platform fees (3% of revenue)$838
- Maintenance / capex (5% of revenue)$1,397
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,627
- Insurance (STR-rated)$12,354
Cash needed to close
- Down payment (25%)$290,000
- Closing costs (4.0%)$46,400
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$64,329
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
$1,124,000
Short-life (5/15-yr)
$198,000 · 18%
Year-1 deduction
$201,000
Year-1 tax shield @ 32%
$64,000
Land 3% (county tax record, market value split) · building $926,000 over 39 years
Based on: 4,460 sq ft, built 2012, 4 bd / 3.5 ba, furnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $121,000 in year 1 (10% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,200
Kitchen cabinetsdefault
$15,600 new × 44% good × 1.92 allocation
- $10,800
Kitchen countertopsdefault
$12,700 new × 44% good × 1.92 allocation
- $6,600
Decorative trimdefault
$7,800 new × 44% good × 1.92 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.92 allocation
- $1,300
Shelvingdefault
$1,500 new × 44% good × 1.92 allocation
- $8,600
Window coverings (45)default
$11,300 new × 40% good × 1.92 allocation
- $11,000
Carpet, vinyl & laminate (50% of floors)listing
$14,400 new × 40% good × 1.92 allocation
- $16,800
Kitchen & laundry equipment plumbingdefault
$12,100 new × 72% good × 1.92 allocation
- $10,100
Kitchen, laundry & data equipment electricaldefault
$7,300 new × 72% good × 1.92 allocation
- $3,800
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 1.92 allocation
- $6,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.92 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $13,300
Paving: driveway & walks (paved)listing
$13,800 new × 50% good × 1.92 allocation
- $12,800
Landscaping (typical)default
$13,300 new × 50% good × 1.92 allocation
- $19,300
Patioslisting
$20,100 new × 50% good × 1.92 allocation
- $3,400
Irrigationlisting
$3,500 new × 50% good × 1.92 allocation
- $48,200
Decks & porches (attached)listing
$50,200 new × 50% good × 1.92 allocation
- $715,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$485,400 new × 77% good × 1.92 allocation
- $69,700
Building plumbing & fixturesdefault
$50,400 new × 72% good × 1.92 allocation
- $74,400
Building electrical & lightingdefault
$53,800 new × 72% good × 1.92 allocation
- $38,600
HVACdefault
$50,200 new × 40% good × 1.92 allocation
- $12,100
Hardwood & tile floorsdefault
$14,400 new × 44% good × 1.92 allocation
- $4,500
Fireplaces (2)listing
$5,300 new × 44% good × 1.92 allocation
- $11,500
Septic systemlisting
$12,000 new × 50% good × 1.92 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,100 | $97,000 | $3,000 | $201,000 |
| 2 | $0 | $0 | $23,700 | $23,700 |
| 3 | $0 | $0 | $23,700 | $23,700 |
| 4 | $0 | $0 | $23,700 | $23,700 |
| 5 | $0 | $0 | $23,700 | $23,700 |
| 6+ | $0 | $0 | $828,000 | $828,000 |
| Total | $101,100 | $97,000 | $925,900 | $1,124,000 |
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.