12 Hannah Cir

Blue Ridge, GA 30513

$474,000

3 bd · 2 ba · 2,065 sqft · Listed 30d ago

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Low confidence

Year built

2000

Sqft

2,065

Lot sqft

16,117

HOA / mo

$100

Furnished

List date

2026-08-28T20:15:14.000000Z

Revenue

Annual revenue

$33,822

ADR

$206

Occupancy

45%

Cleaning fees (12 mo)

$6,518

Confidence

High (77.36), 7 comps

Comp revenue range (p25 / median / p75)

$29,060$32,777$39,918

Getaway to a romantic cabin, Outdoor MOVIES, fireplace,Hot Tub, 1m town
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $39,344ADR $255Occ ≈ 42%4.9★ (322)
Vrbo
Woolly bugger
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $28,045ADR $211Occ ≈ 36%4.9★ (99)
Airbnb Vrbo
Farmhouse on the ridge
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $40,881ADR $255Occ ≈ 44%5★ (425)
Airbnb Vrbo
New Luxury Style Cabin with Large Outdoor Space
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $40,492ADR $255Occ ≈ 44%5★ (35)
Airbnb Vrbo
Family ties Beautiful cabins
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.7 mi
Revenue $32,777ADR $264Occ ≈ 34%—
Vrbo
Downtown Beauty 1 Min Drive From Shops, Mtn, Lake
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $20,837ADR $230Occ ≈ 25%4.7★ (37)
Airbnb Vrbo
Authentic Farmhouse On Weaver Creek, Near Town And Lake
House · 3 bd · 1 ba · sleeps 6 · 0.8 mi
Revenue $30,075ADR $112Occ ≈ 74%4.8★ (281)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Getaway to a romantic cabin, Outdoor MOVIES, fireplace,Hot Tub, 1m town Cabin	2 bd · 1 ba · sleeps 4	$39,344	$255	42%	4.9★ (322)	0.4 mi	Vrbo
Woolly bugger Cabin	2 bd · 2 ba · sleeps 4	$28,045	$211	36%	4.9★ (99)	0.4 mi	Airbnb Vrbo
Farmhouse on the ridge House	2 bd · 1 ba · sleeps 4	$40,881	$255	44%	5★ (425)	0.4 mi	Airbnb Vrbo
New Luxury Style Cabin with Large Outdoor Space Cabin	3 bd · 2.5 ba · sleeps 6	$40,492	$255	44%	5★ (35)	0.5 mi	Airbnb Vrbo
Family ties Beautiful cabins Cabin	3 bd · 2.5 ba · sleeps 10	$32,777	$264	34%	—	0.7 mi	Vrbo
Downtown Beauty 1 Min Drive From Shops, Mtn, Lake House	3 bd · 2 ba · sleeps 7	$20,837	$230	25%	4.7★ (37)	0.7 mi	Airbnb Vrbo
Authentic Farmhouse On Weaver Creek, Near Town And Lake House	3 bd · 1 ba · sleeps 6	$30,075	$112	74%	4.8★ (281)	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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$33,822

NOI

$12,408

Cash flow /mo

$1,034

Cash needed

$512,460

Cash-on-cash (all cash)

2.4%

ROE (yr 1)

5.2%

Cap rate

2.6%

DSCR

—

Year-1 write-off

$96,735

Year-1 tax shield @ 32%

$30,955

Year-1 return on equity

Cash flow (annual)$12,408
Principal paydown (n/a, cash)$0
Appreciation at%$14,220

ROE5.2%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.2%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$6,764
Platform fees (3% of revenue)$1,015
Maintenance / capex (5% of revenue)$1,691
Utilities & supplies$4,200
HOA$1,200
Property tax$1,496
Insurance (STR-rated)$5,048

Cash needed to close

Purchase price (all cash)$474,000
Closing costs (4.0%)$18,960
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$30,955

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

$390,000

Short-life (5/15-yr)

$76,000 · 19%

Year-1 deduction

$97,000

Year-1 tax shield @ 32%

$31,000

Land 18% (county tax record, market value split) · building $315,000 over 39 years · new furniture $20,000

Based on: 2,065 sq ft, built 2000, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $74,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$72,800

Kitchen cabinetsdefault
$10,300 new × 40% good × 1.97 allocation
$8,100
Kitchen countertops (stone)listing
$10,600 new × 40% good × 1.97 allocation
$8,300
Decorative trimdefault
$3,600 new × 40% good × 1.97 allocation
$2,800
Mirrorsdefault
$300 new × 40% good × 1.97 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.97 allocation
$900
Window coverings (21)default
$5,300 new × 40% good × 1.97 allocation
$4,100
Carpet, vinyl & laminate (100% of floors)listing
$13,300 new × 40% good × 1.97 allocation
$10,500
Kitchen & laundry equipment plumbingdefault
$8,000 new × 48% good × 1.97 allocation
$7,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 48% good × 1.97 allocation
$4,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.97 allocation
$6,100
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$22,200

Paving: driveway & walks (paved)default
$9,400 new × 50% good × 1.97 allocation
$9,300
Landscaping (typical)default
$9,100 new × 50% good × 1.97 allocation
$8,900
Patiosdefault
$2,000 new × 50% good × 1.97 allocation
$2,000
Decks & porches (attached)default
$2,000 new × 50% good × 1.97 allocation
$2,000

Building, 39-year$314,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$224,100 new × 57% good × 1.97 allocation
$250,100
Building plumbing & fixturesdefault
$23,200 new × 48% good × 1.97 allocation
$22,000
Building electrical & lightingdefault
$23,400 new × 48% good × 1.97 allocation
$22,200
HVACdefault
$23,300 new × 40% good × 1.97 allocation
$18,300
Fireplacelisting
$2,600 new × 40% good × 1.97 allocation
$2,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$72,800	$22,200	$1,700	$96,700
2	$0	$0	$8,100	$8,100
3	$0	$0	$8,100	$8,100
4	$0	$0	$8,100	$8,100
5	$0	$0	$8,100	$8,100
6+	$0	$0	$280,700	$280,700
Total	$72,800	$22,200	$314,700	$409,700

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.