99 Highland Cir
Blue Ridge, GA 30513
$295,000
3 bd · 2 ba · 1,338 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
1,338
Lot sqft
76,666
HOA / mo
None
Furnished
No
List date
2026-10-11T13:33:34.000000Z
Revenue
Annual revenue
$35,897
ADR
$235
Occupancy
42%
Cleaning fees (12 mo)
$7,917
Confidence
Low (41.48), 15 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $34,152
Blue Moon Rise | Top Luxury with Vineyard Views
House · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $41,666ADR $294Occ ≈ 39%5★ (15)
Blue Moon Rise - Hot tub, Mountain views, Fire pit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $86,040ADR $321Occ ≈ 73%5★ (25)
Delisted
My Deer Cabin Come make lasting memories with us.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $34,152ADR $177Occ ≈ 53%5★ (65)
Holiday House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $38,429ADR $318Occ ≈ 33%—
*NEW* Cabin with HOT TUB! | Fox Run
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $16,116ADR $575Occ ≈ 8%4.7★ (78)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Living - Hot tub plus great location! Cabin
| 3 bd · 3 ba · sleeps 7 | $26,395 | $263 | 27% | 4★ (44) | 449 ft | AirbnbVrboBooking |
Blue Moon Rise | Top Luxury with Vineyard Views House | 3 bd · 3 ba · sleeps 6 | $41,666 | $294 | 39% | 5★ (15) | 0.2 mi | Airbnb |
Blue Moon Rise -Pets OK, Mountain View, Hot tub Cabin
| 3 bd · 3 ba · sleeps 6 | $16,803 | $372 | 12% | 5★ (2) | 0.2 mi | AirbnbVrbo |
Mae’s Cottage in the Clouds Cabin
| 3 bd · 2 ba · sleeps 6 | $19,720 | $212 | 25% | 4.9★ (161) | 0.2 mi | AirbnbVrboBooking |
Blue Moon Rise - Hot tub, Mountain views, Fire pit Cabin | 3 bd · 3 ba · sleeps 10 | $86,040 | $321 | 73% | 5★ (25) | 0.2 mi | Delisted |
Holiday House- Pet Friendly, HotTub, Modern Luxury Cabin
| 3 bd · 2 ba · sleeps 8 | $40,074 | $344 | 32% | 4.8★ (12) | 0.4 mi | AirbnbVrbo |
Logging Memories | Mtn Views + Hot Tub + Games Cabin
| 3 bd · 3 ba · sleeps 8 | $35,344 | $343 | 28% | 4.8★ (154) | 0.4 mi | AirbnbVrboBooking |
My Deer Cabin Come make lasting memories with us. Cabin
| 3 bd · 3 ba · sleeps 6 | $34,152 | $177 | 53% | 5★ (65) | 0.4 mi | Airbnb |
Holiday House Vacation home | 3 bd · 2 ba · sleeps 8 | $38,429 | $318 | 33% | — | 0.4 mi | Booking |
*NEW* Cabin with HOT TUB! | Fox Run Cabin | 3 bd · 2 ba · sleeps 8 | $16,116 | $575 | 8% | 4.7★ (78) | 0.6 mi | Airbnb |
Show 5 more
Bearadise
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $2,994ADR $149Occ ≈ 6%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bearadise Cabin | 3 bd · 3 ba · sleeps 8 | $2,994 | $149 | 6% | — | 0.6 mi | Delisted |
Sleepy Bear Hideaway- Close to Train & Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $24,562 | $330 | 20% | 5★ (34) | 0.6 mi | AirbnbVrboBooking |
Brand New! Huge Deck, Spa, Fire Pit, Ping Pong! Cabin
| 3 bd · 2 ba · sleeps 10 | $54,543 | $222 | 67% | 4.9★ (205) | 0.6 mi | AirbnbVrbo |
Sun Rise Cabin - Blue Ridge Mountain View Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $46,761 | $268 | 48% | 4.9★ (96) | 0.7 mi | AirbnbVrbo |
4 BR cabin with hot tub, firepit & mountain views Cabin | 3 bd · 3 ba · sleeps 8 | $22,738 | $280 | 22% | 4.9★ (11) | 0.7 mi | AirbnbBooking |
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
$35,897
NOI
$17,656
Cash flow /mo
-$175
Cash needed
$105,050
Cash-on-cash
-2.0%
ROE (yr 1)
8.1%
Cap rate
6.0%
DSCR
0.89
Year-1 write-off
$67,434
Year-1 tax shield @ 32%
$21,579
Year-1 return on equity
- Cash flow (annual)-$2,104
- Principal paydown$1,794
- Appreciation at%$8,850
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)$7,179
- Platform fees (3% of revenue)$1,077
- Maintenance / capex (5% of revenue)$1,795
- Utilities & supplies$4,200
- HOA$0
- Property tax$848
- Insurance (STR-rated)$3,142
Cash needed to close
- Down payment (25%)$73,750
- Closing costs (4.0%)$11,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,579
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
$263,000
Short-life (5/15-yr)
$48,000 · 18%
Year-1 deduction
$67,000
Year-1 tax shield @ 32%
$22,000
Land 11% (county tax record, market value split) · building $215,000 over 39 years · new furniture $20,000
Based on: 1,338 sq ft, built 1999, 3 bd / 2 ba, unfurnished, listing features (flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $51,000 in year 1 (12% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,900
Kitchen cabinetsdefault
$8,700 new × 40% good × 1.98 allocation
- $5,700
Kitchen countertopsdefault
$7,100 new × 40% good × 1.98 allocation
- $1,900
Decorative trimdefault
$2,300 new × 40% good × 1.98 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.98 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 1.98 allocation
- $2,600
Window coverings (13)default
$3,300 new × 40% good × 1.98 allocation
- $6,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 46% good × 1.98 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 46% good × 1.98 allocation
- $2,200
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 1.98 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 1.98 allocation
- $7,200
Landscaping (typical)default
$7,300 new × 50% good × 1.98 allocation
- $1,300
Patiosdefault
$1,300 new × 50% good × 1.98 allocation
- $1,300
Decks & porches (attached)default
$1,300 new × 50% good × 1.98 allocation
- $157,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$144,700 new × 55% good × 1.98 allocation
- $13,700
Building plumbing & fixturesdefault
$15,000 new × 46% good × 1.98 allocation
- $13,000
Building electrical & lightingdefault
$14,200 new × 46% good × 1.98 allocation
- $11,900
HVACdefault
$15,100 new × 40% good × 1.98 allocation
- $6,800
Hardwood & tile floorsdefault
$8,600 new × 40% good × 1.98 allocation
- $11,900
Septic systemlisting
$12,000 new × 50% good × 1.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $49,900 | $17,400 | $200 | $67,400 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $192,700 | $192,700 |
| Total | $49,900 | $17,400 | $214,900 | $282,100 |
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.