270 Stone Ln
Blue Ridge, GA 30513
$859,000
3 bd · 2.5 ba · 2,520 sqft · Listed 11d ago
View on Realtor.com →Year built
1998
Sqft
2,520
Lot sqft
217,800
HOA / mo
$0
Furnished
No
List date
2026-09-16T17:58:08.000000Z
Revenue
Annual revenue
$42,001
ADR
$245
Occupancy
47%
Cleaning fees (12 mo)
$7,669
Confidence
Low (47.61), 16 comps
Comp revenue range (p25 / median / p75)
BluHaven Cabin in the Woods * Close to Downtown
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $48,039ADR $224Occ ≈ 59%4.8★ (44)
Escape Unwind Charming Cabin - Hot Tub-Lg Porched BBQ Fire Pit Sleeps 8
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $43,661ADR $269Occ ≈ 44%5★ (16)
'CREEK-N-AWESOME' Luxury Creek Cabin /Trout Fishing/Hot Tub/PET FRIENDLY
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $75,054ADR $302Occ ≈ 68%4.9★ (235)
Luxury | Fenced Yard | Game Room | Minutes to DT
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.6 mi
Revenue $6,437ADR $326Occ ≈ 5%5★ (11)
WOW‼️CREEKSIDE 3KINGS-Sleeps 10 🐩🐕Dogs🫶 Near DTown,Orchard,Rivers,Vineyard,Hiking
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi
Revenue $27,803ADR $232Occ ≈ 33%4.8★ (205)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
BlueHaven - Hot Tub - Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $22,092 | $242 | 25% | 4.8★ (20) | 0.3 mi | AirbnbVrboBooking |
Fall Getaway -Cabin Hot tub Fire Pit & Bunks Cabin | 3 bd · 2 ba · sleeps 8 | $47,766 | $291 | 45% | 5★ (178) | 0.3 mi | AirbnbVrbo |
BluHaven Cabin in the Woods * Close to Downtown Cabin | 3 bd · 2 ba · sleeps 6 | $48,039 | $224 | 59% | 4.8★ (44) | 0.4 mi | Airbnb |
Fall Getaway -| Near DT | Fully Accessible-Ramp Cabin | 3 bd · 2 ba · sleeps 8 | $46,632 | $243 | 53% | 5★ (43) | 0.4 mi | AirbnbVrbo |
Escape Unwind Charming Cabin - Hot Tub-Lg Porched BBQ Fire Pit Sleeps 8 Cabin | 3 bd · 2 ba · sleeps 8 | $43,661 | $269 | 44% | 5★ (16) | 0.5 mi | Vrbo |
'CREEK-N-AWESOME' Luxury Creek Cabin /Trout Fishing/Hot Tub/PET FRIENDLY Cabin | 3 bd · 2 ba · sleeps 7 | $75,054 | $302 | 68% | 4.9★ (235) | 0.5 mi | Vrbo |
Bougie in Blue Ridge Cottage | 3 bd · 2 ba · sleeps 6 | $21,154 | $160 | 36% | 4.9★ (73) | 0.6 mi | AirbnbVrbo |
Luxury | Fenced Yard | Game Room | Minutes to DT Cabin | 3 bd · 3.5 ba · sleeps 10 | $6,437 | $326 | 5% | 5★ (11) | 0.6 mi | Airbnb |
WOW‼️CREEKSIDE 3KINGS-Sleeps 10 🐩🐕Dogs🫶 Near DTown,Orchard,Rivers,Vineyard,Hiking Cabin | 3 bd · 2.5 ba · sleeps 10 | $27,803 | $232 | 33% | 4.8★ (205) | 0.6 mi | Vrbo |
Holiday House- Pet Friendly, HotTub, Modern Luxury Cabin | 3 bd · 2 ba · sleeps 8 | $40,521 | $339 | 33% | 4.8★ (11) | 0.7 mi | AirbnbVrbo |
Show all 16 comps
Holiday House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $37,874ADR $316Occ ≈ 33%—
Blue Moon Rise - Hot tub, Mountain views, Fire pit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $86,851ADR $312Occ ≈ 76%5★ (25)
Two King Suites! Endless View! Close to Town. All paved roads. Pet Friendly.
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.7 mi
Revenue $54,764ADR $203Occ ≈ 74%5★ (321)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Holiday House Vacation home | 3 bd · 2 ba · sleeps 8 | $37,874 | $316 | 33% | — | 0.7 mi | Booking |
Blue Moon Rise - Hot tub, Mountain views, Fire pit Cabin | 3 bd · 3 ba · sleeps 10 | $86,851 | $312 | 76% | 5★ (25) | 0.7 mi | Airbnb |
Mae’s Cottage in the Clouds Cabin | 3 bd · 2 ba · sleeps 6 | $18,705 | $209 | 25% | 4.8★ (160) | 0.7 mi | AirbnbVrboBooking |
Logging Memories | $179 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $36,727 | $339 | 30% | 4.8★ (152) | 0.7 mi | AirbnbVrboBooking |
Two King Suites! Endless View! Close to Town. All paved roads. Pet Friendly. Cabin | 3 bd · 3.5 ba · sleeps 6 | $54,764 | $203 | 74% | 5★ (321) | 0.7 mi | Vrbo |
Sleepy Bear Hideaway- Close to Train & Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $23,112 | $338 | 19% | 5★ (34) | 0.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$42,001
NOI
$14,832
Cash flow /mo
-$3,393
Cash needed
$268,610
Cash-on-cash
-15.2%
ROE (yr 1)
-3.5%
Cap rate
1.7%
DSCR
0.27
Year-1 write-off
$173,602
Year-1 tax shield @ 32%
$55,553
Year-1 return on equity
- Cash flow (annual)-$40,714
- Principal paydown$5,621
- Appreciation at%$25,770
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,400
- Platform fees (3% of revenue)$1,260
- Maintenance / capex (5% of revenue)$2,100
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,060
- Insurance (STR-rated)$9,148
Cash needed to close
- Down payment (25%)$214,750
- Closing costs (4.0%)$34,360
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$55,553
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
$512,000
Short-life (5/15-yr)
$153,000 · 30%
Year-1 deduction
$174,000
Year-1 tax shield @ 32%
$56,000
Land 40% (county tax record, market value split) · building $359,000 over 39 years · new furniture $20,000
Based on: 2,520 sq ft, built 1998, 3 bd / 2.5 ba, unfurnished, listing features (pool, deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $128,000 in year 1 (21% short-life, $41,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,300
Kitchen cabinetsdefault
$11,300 new × 40% good × 1.83 allocation
- $6,800
Kitchen countertopsdefault
$9,300 new × 40% good × 1.83 allocation
- $3,200
Decorative trimdefault
$4,400 new × 40% good × 1.83 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.83 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.83 allocation
- $4,600
Window coverings (25)default
$6,300 new × 40% good × 1.83 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$8,800 new × 44% good × 1.83 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 44% good × 1.83 allocation
- $5,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.83 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,500
Paving: driveway & walks (paved)default
$10,400 new × 50% good × 1.83 allocation
- $9,200
Landscaping (typical)default
$10,000 new × 50% good × 1.83 allocation
- $2,300
Patiosdefault
$2,500 new × 50% good × 1.83 allocation
- $26,000
Decks & porches (attached)listing
$28,400 new × 50% good × 1.83 allocation
- $59,500
Pool (in-ground)listing
$65,000 new × 50% good × 1.83 allocation
- $5,500
Fencinglisting
$6,000 new × 50% good × 1.83 allocation
- $267,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$273,800 new × 53% good × 1.83 allocation
- $22,900
Building plumbing & fixturesdefault
$28,400 new × 44% good × 1.83 allocation
- $23,500
Building electrical & lightingdefault
$29,200 new × 44% good × 1.83 allocation
- $20,800
HVACdefault
$28,400 new × 40% good × 1.83 allocation
- $11,900
Hardwood & tile floorsdefault
$16,200 new × 40% good × 1.83 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.83 allocation
- $11,000
Septic systemlisting
$12,000 new × 50% good × 1.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,500 | $111,900 | $1,200 | $173,600 |
| 2 | $0 | $0 | $9,200 | $9,200 |
| 3 | $0 | $0 | $9,200 | $9,200 |
| 4 | $0 | $0 | $9,200 | $9,200 |
| 5 | $0 | $0 | $9,200 | $9,200 |
| 6+ | $0 | $0 | $321,400 | $321,400 |
| Total | $60,500 | $111,900 | $359,400 | $531,900 |
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.