889 Granny Branch Dr
Blue Ridge, GA 30513
$499,900
3 bd · 4 ba · Listed 25d ago
View on Realtor.com →Year built
1994
Sqft
—
Lot sqft
36,155
HOA / mo
$25
Furnished
No
List date
2026-09-02T17:26:30.000000Z
Revenue
Annual revenue
$46,885
ADR
$250
Occupancy
51%
Cleaning fees (12 mo)
$9,459
Confidence
Med (54.53), 15 comps
Comp revenue range (p25 / median / p75)
Creekside Cabin w/ Hot Tub | Blue Ridge • Fire Pit
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $53,698ADR $256Occ ≈ 57%4.9★ (162)
A Bird's Eye View - Pet-Friendly Cabin in Cherry Log
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $7,491ADR $241Occ ≈ 9%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cherry Lake Lodge w/ Hot Tub, Fire Pit & Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $73,814 | $332 | 61% | 4.9★ (214) | 0.4 mi | AirbnbVrboBooking |
*new* Relax it’s Mountain Time! Cabin | 3 bd · 3 ba · sleeps 8 | $53,947 | $273 | 54% | 4.5★ (4) | 0.4 mi | AirbnbVrbo |
Game Room & Hot Tub! Family Cabin in Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $12,752 | $201 | 17% | — | 0.4 mi | AirbnbVrboBooking |
Creekside Cabin w/ Hot Tub | Blue Ridge • Fire Pit Cabin | 3 bd · 3 ba · sleeps 6 | $53,698 | $256 | 57% | 4.9★ (162) | 0.4 mi | Airbnb |
Secluded Mountain Retreat in the Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $33,743 | $220 | 42% | 4.9★ (100) | 0.4 mi | AirbnbVrbo |
Stress Free Summit- Mtn Views, Hot Tub, Views! Cabin | 3 bd · 3 ba · sleeps 6 | $37,067 | $294 | 35% | 4.9★ (8) | 0.5 mi | AirbnbVrboBooking |
Glory Days Getaway - Hot Tub, Billiards, Views! House | 3 bd · 3 ba · sleeps 8 | $19,682 | $305 | 18% | 4.7★ (6) | 0.5 mi | AirbnbVrboBooking |
Indigo Grove Cabin | Sauna - Hottub - Fire pit Cabin | 3 bd · 3 ba · sleeps 12 | $41,843 | $271 | 42% | 4.9★ (55) | 0.5 mi | AirbnbVrbo |
A Bird's Eye View - Pet-Friendly Cabin Mt Views Cabin | 3 bd · 3 ba · sleeps 6 | $42,848 | $261 | 45% | 4.8★ (41) | 0.5 mi | AirbnbVrboBooking |
A Bird's Eye View - Pet-Friendly Cabin in Cherry Log Cabin | 3 bd · 3 ba · sleeps 6 | $7,491 | $241 | 9% | — | 0.6 mi | Vrbo |
Show all 15 comps
A Bird’s Eye View: Hot Tub & Scenic Views
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $48,737ADR $254Occ ≈ 53%4.8★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A Bird’s Eye View: Hot Tub & Scenic Views Cabin | 3 bd · 3 ba · sleeps 6 | $48,737 | $254 | 53% | 4.8★ (4) | 0.6 mi | Airbnb |
Family and Friends: Beautiful, Cozy & Relaxing Cabin | 3 bd · 3 ba · sleeps 10 | $50,636 | $393 | 35% | 4.9★ (328) | 0.6 mi | AirbnbVrbo |
Leatherwood Lodge- Hot Tub, Fireplace, Views! Cabin | 3 bd · 3 ba · sleeps 6 | $46,091 | $360 | 35% | 4.8★ (13) | 0.6 mi | AirbnbVrboBooking |
Views | HotTub | GameRm | EV Charger | Paved Rds Cabin | 3 bd · 3 ba · sleeps 6 | $76,764 | $300 | 70% | 5★ (65) | 0.7 mi | AirbnbVrbo |
Fantastic Mountain Views plus Hot Tub & Fire Pit!! Cabin | 3 bd · 3 ba · sleeps 6 | $40,935 | $199 | 56% | 5★ (98) | 0.7 mi | AirbnbVrbo |
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
$46,885
NOI
$20,472
Cash flow /mo
$1,706
Cash needed
$545,396
Cash-on-cash (all cash)
3.8%
ROE (yr 1)
6.5%
Cap rate
4.1%
DSCR
—
Year-1 write-off
$133,729
Year-1 tax shield @ 32%
$42,793
Year-1 return on equity
- Cash flow (annual)$20,472
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,377
- Platform fees (3% of revenue)$1,407
- Maintenance / capex (5% of revenue)$2,344
- Utilities & supplies$4,200
- HOA$300
- Property tax$3,386
- Insurance (STR-rated)$5,399
Cash needed to close
- Purchase price (all cash)$499,900
- Closing costs (4.0%)$19,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,793
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
$453,000
Short-life (5/15-yr)
$107,000 · 24%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 9% (county tax record, market value split) · building $346,000 over 39 years · new furniture $26,000
Based on: ~1,900 sq ft (from beds), built 1994, 3 bd / 4 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $82,000 in year 1 (12% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,300
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.59 allocation
- $8,400
Kitchen countertopsdefault
$8,200 new × 40% good × 2.59 allocation
- $3,400
Decorative trimdefault
$3,300 new × 40% good × 2.59 allocation
- $600
Mirrorsdefault
$600 new × 40% good × 2.59 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.59 allocation
- $4,900
Window coverings (19)default
$4,800 new × 40% good × 2.59 allocation
- $8,000
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.59 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.59 allocation
- $2,800
Appliances (microwave, dishwasher, dryer)listing
$2,700 new × 40% good × 2.59 allocation
- $9,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.59 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,700
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.59 allocation
- $11,300
Landscaping (typical)default
$8,700 new × 50% good × 2.59 allocation
- $2,400
Patiosdefault
$1,900 new × 50% good × 2.59 allocation
- $27,700
Decks & porches (attached)listing
$21,400 new × 50% good × 2.59 allocation
- $248,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$205,800 new × 47% good × 2.59 allocation
- $22,200
Building plumbing & fixturesdefault
$21,400 new × 40% good × 2.59 allocation
- $22,100
Building electrical & lightingdefault
$21,400 new × 40% good × 2.59 allocation
- $22,200
HVACdefault
$21,400 new × 40% good × 2.59 allocation
- $12,700
Hardwood & tile floorsdefault
$12,200 new × 40% good × 2.59 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.59 allocation
- $15,500
Septic systemlisting
$12,000 new × 50% good × 2.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,500 | $53,100 | $1,100 | $133,700 |
| 2 | $0 | $0 | $8,900 | $8,900 |
| 3 | $0 | $0 | $8,900 | $8,900 |
| 4 | $0 | $0 | $8,900 | $8,900 |
| 5 | $0 | $0 | $8,900 | $8,900 |
| 6+ | $0 | $0 | $309,600 | $309,600 |
| Total | $79,500 | $53,100 | $346,300 | $478,900 |
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.