657 Campbell Camp Cir
Blue Ridge, GA 30513
$899,000
3 bd · 2.5 ba · 2,046 sqft · Listed 25d ago
View on Realtor.com →Year built
1995
Sqft
2,046
Lot sqft
67,954
HOA / mo
None
Furnished
No
List date
2026-09-02T16:45:34.000000Z
Revenue
Annual revenue
$45,430
ADR
$317
Occupancy
39%
Cleaning fees (12 mo)
$8,616
Confidence
Med (60.85), 11 comps
Comp revenue range (p25 / median / p75)
Just up the mountain from Aska wedding venue
Cabin · 3 bd · 3 ba · sleeps 8 · 0.8 mi
Revenue $23,902ADR $608Occ ≈ 11%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Recharge & Celebrate | Hot Tub&Cozy Mountain Views Cabin | 3 bd · 3 ba · sleeps 7 | $71,498 | $282 | 69% | 5★ (211) | 0.6 mi | AirbnbVrbo |
Sunset Ridge in Aska Adventure Area Cabin | 3 bd · 3 ba · sleeps 8 | $68,486 | $302 | 62% | 4.9★ (167) | 0.6 mi | AirbnbVrbo |
Blue Ridge Lake Sanctuary Cabin | 3 bd · 3.5 ba · sleeps 4 | $39,749 | $426 | 26% | 4.9★ (26) | 0.6 mi | AirbnbVrbo |
Askaway Retreat Cabin | 3 bd · 3 ba · sleeps 6 | $21,766 | $357 | 17% | 5★ (114) | 0.6 mi | AirbnbVrbo |
Byrdhouse On Lake Blue Ridge | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 8 | $51,710 | $538 | 26% | 4.2★ (5) | 0.6 mi | AirbnbVrbo |
Up The Creek - Blue Ridge GA Cabin | 3 bd · 3 ba · sleeps 8 | $44,148 | $304 | 40% | 5★ (3) | 0.7 mi | AirbnbVrbo |
The Looking Glass - pets-view-fireplaces-hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $28,906 | $284 | 28% | 4.8★ (7) | 0.7 mi | AirbnbVrbo |
Adventure Us- Aska Area, Lake Views, Dog Friendly Cabin | 3 bd · 3 ba · sleeps 8 | $58,462 | $348 | 46% | 4.7★ (16) | 0.7 mi | AirbnbVrboBooking |
Great Views-Hot Tub- Pool Table-Wi-Fi-Firepit-Wifi Cabin | 3 bd · 3 ba · sleeps 10 | $30,070 | $289 | 29% | 4.8★ (22) | 0.7 mi | AirbnbVrboBooking |
Just up the mountain from Aska wedding venue Cabin | 3 bd · 3 ba · sleeps 8 | $23,902 | $608 | 11% | 5★ (5) | 0.8 mi | Airbnb |
Show all 11 comps
Location, Location, Location! Close to Lake, Hiking, Downtown, and Restaurants
Cabin · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $44,985ADR $169Occ ≈ 73%5★ (95)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Location, Location, Location! Close to Lake, Hiking, Downtown, and Restaurants Cabin | 3 bd · 2 ba · sleeps 6 | $44,985 | $169 | 73% | 5★ (95) | 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
$45,430
NOI
$17,514
Cash flow /mo
$1,460
Cash needed
$954,460
Cash-on-cash (all cash)
1.8%
ROE (yr 1)
4.7%
Cap rate
1.9%
DSCR
—
Year-1 write-off
$249,482
Year-1 tax shield @ 32%
$79,834
Year-1 return on equity
- Cash flow (annual)$17,514
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,086
- Platform fees (3% of revenue)$1,363
- Maintenance / capex (5% of revenue)$2,272
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,421
- Insurance (STR-rated)$9,574
Cash needed to close
- Purchase price (all cash)$899,000
- Closing costs (4.0%)$35,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$79,834
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
$870,000
Short-life (5/15-yr)
$228,000 · 26%
Year-1 deduction
$249,000
Year-1 tax shield @ 32%
$80,000
Land 3% (county tax record, market value split) · building $642,000 over 39 years · new furniture $20,000
Based on: 2,046 sq ft, built 1995, 3 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $157,000 in year 1 (16% short-life, $50,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,100
Kitchen cabinetsdefault
$10,300 new × 40% good × 4.39 allocation
- $14,800
Kitchen countertopsdefault
$8,400 new × 40% good × 4.39 allocation
- $6,300
Decorative trimdefault
$3,600 new × 40% good × 4.39 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 4.39 allocation
- $2,100
Shelvingdefault
$1,200 new × 40% good × 4.39 allocation
- $8,800
Window coverings (20)default
$5,000 new × 40% good × 4.39 allocation
- $5,800
Carpet, vinyl & laminate (25% of floors)listing
$3,300 new × 40% good × 4.39 allocation
- $14,100
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 4.39 allocation
- $8,500
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 4.39 allocation
- $13,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 4.39 allocation
- $15,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 4.39 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $20,600
Paving: driveway & walks (paved)listing
$9,400 new × 50% good × 4.39 allocation
- $19,800
Landscaping (typical)default
$9,000 new × 50% good × 4.39 allocation
- $4,400
Patiosdefault
$2,000 new × 50% good × 4.39 allocation
- $50,600
Decks & porches (attached)listing
$23,000 new × 50% good × 4.39 allocation
- $13,200
Fencinglisting
$6,000 new × 50% good × 4.39 allocation
- $11,000
Gazebo / pergolalisting
$5,000 new × 50% good × 4.39 allocation
- $471,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$222,100 new × 48% good × 4.39 allocation
- $40,500
Building plumbing & fixturesdefault
$23,000 new × 40% good × 4.39 allocation
- $40,800
Building electrical & lightingdefault
$23,200 new × 40% good × 4.39 allocation
- $40,500
HVACdefault
$23,000 new × 40% good × 4.39 allocation
- $17,400
Hardwood & tile floorsdefault
$9,900 new × 40% good × 4.39 allocation
- $4,600
Fireplacelisting
$2,600 new × 40% good × 4.39 allocation
- $26,400
Septic systemlisting
$12,000 new × 50% good × 4.39 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $127,800 | $119,600 | $2,100 | $249,500 |
| 2 | $0 | $0 | $16,500 | $16,500 |
| 3 | $0 | $0 | $16,500 | $16,500 |
| 4 | $0 | $0 | $16,500 | $16,500 |
| 5 | $0 | $0 | $16,500 | $16,500 |
| 6+ | $0 | $0 | $573,900 | $573,900 |
| Total | $127,800 | $119,600 | $641,800 | $889,200 |
The building's share of the price ($870,000) is 4.4x our depreciated replacement cost of the home ($198,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.