20 Smith Hill Rd
Blue Ridge, GA 30513
$639,000
3 bd · 3 ba · 1,538 sqft · Listed 10d ago
View on Realtor.com →Year built
1994
Sqft
1,538
Lot sqft
28,750
HOA / mo
$25
Furnished
No
List date
2026-09-17T03:40:59.000000Z
Revenue
Annual revenue
$50,982
ADR
$245
Occupancy
57%
Cleaning fees (12 mo)
$11,170
Confidence
Low (50.85), 50 comps
Comp revenue range (p25 / median / p75)
Luxury Log Cabin | Hot Tub • Game Room • Hammocks
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $23,482ADR $203Occ ≈ 32%4.9★ (105)
Cohutta Heights Hideaway
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $36,290ADR $309Occ ≈ 32%5★ (32)
FISHING BEAR - Great location! Pet Friendly! Read full description!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $27,043ADR $172Occ ≈ 43%4.9★ (337)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Recently Renovated|Pet-Friendly|Mtn Views|Hot Tub House | 3 bd · 2 ba · sleeps 8 | $79,828 | $227 | 96% | 5★ (375) | 151 ft | AirbnbVrbo |
Stress Free Summit- Mtn Views, Hot Tub, Views! Cabin | 3 bd · 3 ba · sleeps 6 | $37,067 | $294 | 35% | 4.9★ (8) | 246 ft | AirbnbVrboBooking |
4 Seasons・Hot Tub・Outdoor Lounge w TV・Close to Twn Cabin | 3 bd · 2 ba · sleeps 7 | $24,283 | $239 | 28% | 4.8★ (104) | 259 ft | AirbnbVrboBooking |
Awesome Mountain View | Hot Tub | Modern Updates Cabin | 3 bd · 2 ba · sleeps 6 | $72,787 | $224 | 89% | 5★ (236) | 495 ft | AirbnbVrbo |
2 King BR with Loft, Mountain Views & Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $55,267 | $249 | 61% | 5★ (135) | 0.1 mi | AirbnbVrbo |
Big Sky Lodge Cabin | 3 bd · 2 ba · sleeps 6 | $47,688 | $200 | 65% | 4.8★ (244) | 0.1 mi | AirbnbVrbo |
Luxury Log Cabin | Hot Tub • Game Room • Hammocks Cabin | 3 bd · 2 ba · sleeps 6 | $23,482 | $203 | 32% | 4.9★ (105) | 0.1 mi | Airbnb |
Cohutta Heights Hideaway Cabin | 3 bd · 2 ba · sleeps 8 | $36,290 | $309 | 32% | 5★ (32) | 0.2 mi | Airbnb |
FISHING BEAR - Great location! Pet Friendly! Read full description! Cabin | 3 bd · 2 ba · sleeps 6 | $27,043 | $172 | 43% | 4.9★ (337) | 0.2 mi | Vrbo |
Secluded Mountain Retreat in the Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $33,743 | $220 | 42% | 4.9★ (100) | 0.2 mi | AirbnbVrbo |
Show all 50 comps
5-Star Cabin-Best Views in GA-Hot Tub-Pups Welcome-15 Min Blue Ridge-Clean
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $62,901ADR $211Occ ≈ 82%5★ (409)
A Bird's Eye View - Pet-Friendly Cabin in Cherry Log
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $7,491ADR $241Occ ≈ 9%—
Misty Timber Ridge. Family Friendly cabin w/ slide
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $5,975ADR $234Occ ≈ 7%5★ (8)
A Bird’s Eye View: Hot Tub & Scenic Views
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $48,737ADR $254Occ ≈ 53%4.8★ (4)
★Spyglass Overlook Chalet★ Modern|Sunrise|Hot Tub
Chalet · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $64,718ADR $237Occ ≈ 75%5★ (291)
Pet Friendly-Family Friendly-Nature Views-Jacuzzi
Cabin · 3 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $33,123ADR $282Occ ≈ 32%4.8★ (38)
Cabin w/ Hidden Secret Bedroom, Hot tub, Fireplace
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $36,955ADR $189Occ ≈ 54%4.8★ (55)
The Nook: Cozy Cabin w/ Fireplace & Sunrises
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $53,766ADR $218Occ ≈ 68%4.9★ (51)
Modern|Sunset View|Hot Tub ★Spyglass Vista Chalet★
Chalet · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $63,928ADR $234Occ ≈ 75%5★ (386)
The Fox Hole Blue Ridge
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $9,068ADR $299Occ ≈ 8%5★ (1)
Creekside Cabin w/ Hot Tub | Blue Ridge • Fire Pit
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $53,698ADR $256Occ ≈ 57%4.9★ (162)
Hunter's Hideout w/Wrap-Around Deck & Hot Tub
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $18,531ADR $225Occ ≈ 23%4.9★ (69)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
5-Star Cabin-Best Views in GA-Hot Tub-Pups Welcome-15 Min Blue Ridge-Clean Cabin | 3 bd · 2.5 ba · sleeps 8 | $62,901 | $211 | 82% | 5★ (409) | 0.2 mi | Vrbo |
A Bird's Eye View - Pet-Friendly Cabin in Cherry Log Cabin | 3 bd · 3 ba · sleeps 6 | $7,491 | $241 | 9% | — | 0.2 mi | Vrbo |
Forest Hot Tub • Large Deck • Firepit • Dog Haven Cabin | 3 bd · 2 ba · sleeps 6 | $60,976 | $226 | 74% | 5★ (244) | 0.2 mi | AirbnbVrbo |
Moon Lake Retreat - Hot tub, Kayaks, + Fishing Cabin | 3 bd · 2 ba · sleeps 6 | $38,159 | $369 | 28% | 5★ (27) | 0.2 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) | 0.2 mi | AirbnbVrboBooking |
Misty Timber Ridge. Family Friendly cabin w/ slide Cabin | 3 bd · 2 ba · sleeps 7 | $5,975 | $234 | 7% | 5★ (8) | 0.2 mi | Airbnb |
A Bird’s Eye View: Hot Tub & Scenic Views Cabin | 3 bd · 3 ba · sleeps 6 | $48,737 | $254 | 53% | 4.8★ (4) | 0.3 mi | Airbnb |
Rustic-Chic Forest Cabin w/ Tub in Blue Ridge Cabin | 3 bd · 2 ba · sleeps 6 | $61,872 | $208 | 81% | 5★ (51) | 0.3 mi | AirbnbVrbo |
Luxury Blackbird Cabin | Views, Hot Tub & Fire Pit Cabin | 3 bd · 4 ba · sleeps 9 | $103,435 | $388 | 73% | 5★ (65) | 0.3 mi | AirbnbVrboBooking |
★Spyglass Overlook Chalet★ Modern|Sunrise|Hot Tub Chalet | 3 bd · 2 ba · sleeps 6 | $64,718 | $237 | 75% | 5★ (291) | 0.3 mi | Airbnb |
Mountain Escape-Hot Tub+Firepit+GR Near Blue Ridge House | 3 bd · 2 ba · sleeps 8 | $44,518 | $262 | 47% | 4.8★ (20) | 0.3 mi | AirbnbVrbo |
Pet Friendly-Family Friendly-Nature Views-Jacuzzi Cabin | 3 bd · 2 ba · sleeps 10 | $33,123 | $282 | 32% | 4.8★ (38) | 0.3 mi | Airbnb |
Indigo Grove Cabin | Sauna - Hottub - Fire pit Cabin | 3 bd · 3 ba · sleeps 12 | $41,843 | $271 | 42% | 4.9★ (55) | 0.3 mi | AirbnbVrbo |
Sunny Bear Escape Stay Cabin | 3 bd · 2 ba · sleeps 6 | $21,896 | $255 | 24% | 4.8★ (13) | 0.3 mi | AirbnbVrboBooking |
Cabin w/ Hidden Secret Bedroom, Hot tub, Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $36,955 | $189 | 54% | 4.8★ (55) | 0.3 mi | Airbnb |
Acorn Ridge - Pet Friendly Blue Ridge Cabin Cabin | 3 bd · 2 ba · sleeps 6 | $32,185 | $227 | 39% | 4.6★ (5) | 0.3 mi | AirbnbVrboBooking |
The Cozy Rabbit Hole Cabin | 3 bd · 2 ba · sleeps 7 | $56,101 | $253 | 61% | 5★ (107) | 0.3 mi | AirbnbVrbo |
Hot Tub • Pet Friendly • Close to Downtown Cabin | 3 bd · 2 ba · sleeps 6 | $5,999 | $223 | 7% | 5★ (2) | 0.3 mi | AirbnbVrboBooking |
The Nook: Cozy Cabin w/ Fireplace & Sunrises Cabin | 3 bd · 2 ba · sleeps 6 | $53,766 | $218 | 68% | 4.9★ (51) | 0.4 mi | Airbnb |
Wine Down- Blue Ridge GA Cabin | 3 bd · 2 ba · sleeps 6 | $28,122 | $249 | 31% | 4.3★ (5) | 0.4 mi | AirbnbVrboBooking |
Family and Friends: Beautiful, Cozy & Relaxing Cabin | 3 bd · 3 ba · sleeps 10 | $50,636 | $393 | 35% | 4.9★ (328) | 0.4 mi | AirbnbVrbo |
LAKEFRONT, MTN VIEW HOT TUB POOL TBL 3BD DOGS TOO! Cabin | 3 bd · 2 ba · sleeps 6 | $67,821 | $254 | 73% | 4.7★ (375) | 0.4 mi | AirbnbVrbo |
Sleeps 7 | Pool Table, Hot Tub, 17 min to BR Cabin | 3 bd · 2 ba · sleeps 7 | $53,439 | $258 | 57% | 4.9★ (198) | 0.4 mi | AirbnbVrbo |
*NEW*Hot Tub* King Bed* 8 Min. to Blue Ridge*WIFI Cabin | 3 bd · 2 ba · sleeps 7 | $41,462 | $171 | 66% | 4.9★ (177) | 0.4 mi | AirbnbVrbo |
Lakeside Retreat: Kayak | Fish | Relax | BBQ | Fir Cabin | 3 bd · 2 ba · sleeps 6 | $98,268 | $381 | 71% | 5★ (253) | 0.4 mi | AirbnbVrbo |
Hot tub|Dog Friendly|Close to dwtn BR/Ellijay Cabin | 3 bd · 2 ba · sleeps 6 | $8,498 | $354 | 7% | 4.3★ (48) | 0.4 mi | AirbnbVrbo |
Snuggled Away on the Benton McKay Trail! Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $34,586 | $180 | 53% | 4.8★ (61) | 0.4 mi | AirbnbVrbo |
Blu Water Retreat,A Lakefront Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $57,894 | $307 | 52% | 5★ (251) | 0.4 mi | AirbnbVrbo |
Lakefront Cabin+Private Dock+Hot Tub+Sunset Views Cabin | 3 bd · 2 ba · sleeps 6 | $49,584 | $360 | 38% | 4.8★ (145) | 0.4 mi | AirbnbVrboBooking |
Cherokee Creek- Dog Friendly, Screened Porches Cabin | 3 bd · 2 ba · sleeps 6 | $37,445 | $248 | 41% | 4.8★ (16) | 0.4 mi | AirbnbVrboBooking |
Cherry Lake Lodge w/ Hot Tub, Fire Pit & Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $73,814 | $332 | 61% | 4.9★ (214) | 0.5 mi | AirbnbVrboBooking |
Modern|Sunset View|Hot Tub ★Spyglass Vista Chalet★ Chalet | 3 bd · 2 ba · sleeps 6 | $63,928 | $234 | 75% | 5★ (386) | 0.5 mi | Airbnb |
95' Zipline | NEW Cabin | Hot Tub | Game Room Cabin | 3 bd · 3.5 ba · sleeps 11 | $82,241 | $307 | 73% | 5★ (172) | 0.5 mi | AirbnbVrbo |
Mountain Oasis: Hot Tub & Game Room - Sleeps 8 Cabin | 3 bd · 2 ba · sleeps 8 | $41,967 | $223 | 52% | 4.9★ (89) | 0.5 mi | AirbnbVrbo |
The Fox Hole Blue Ridge Vacation home | 3 bd · 2 ba · sleeps 6 | $9,068 | $299 | 8% | 5★ (1) | 0.5 mi | Booking |
Cozy Cabin • Hot Tub • King Suite • EV Charger Cabin | 3 bd · 2 ba · sleeps 6 | $29,848 | $205 | 40% | 5★ (35) | 0.5 mi | AirbnbVrbo |
Creekside Cabin w/ Hot Tub | Blue Ridge • Fire Pit Cabin | 3 bd · 3 ba · sleeps 6 | $53,698 | $256 | 57% | 4.9★ (162) | 0.5 mi | Airbnb |
Hunter's Hideout w/Wrap-Around Deck & Hot Tub Cabin | 3 bd · 2 ba · sleeps 7 | $18,531 | $225 | 23% | 4.9★ (69) | 0.5 mi | Airbnb |
Blue Ridge Cabin | Mountain View | Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $49,704 | $209 | 65% | 5★ (142) | 0.6 mi | AirbnbVrboBooking |
Sunset-View 3BR Blue Ridge Cabin • Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $58,736 | $222 | 72% | 4.9★ (232) | 0.6 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$50,982
NOI
$22,034
Cash flow /mo
-$1,607
Cash needed
$210,810
Cash-on-cash
-9.1%
ROE (yr 1)
1.9%
Cap rate
3.4%
DSCR
0.53
Year-1 write-off
$145,005
Year-1 tax shield @ 32%
$46,402
Year-1 return on equity
- Cash flow (annual)-$19,286
- Principal paydown$4,182
- Appreciation at%$19,170
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,196
- Platform fees (3% of revenue)$1,529
- Maintenance / capex (5% of revenue)$2,549
- Utilities & supplies$4,200
- HOA$300
- Property tax$3,272
- Insurance (STR-rated)$6,901
Cash needed to close
- Down payment (25%)$159,750
- Closing costs (4.0%)$25,560
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,402
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
$501,000
Short-life (5/15-yr)
$118,000 · 24%
Year-1 deduction
$145,000
Year-1 tax shield @ 32%
$46,000
Land 22% (county tax record, market value split) · building $382,000 over 39 years · new furniture $26,000
Based on: 1,538 sq ft, built 1994, 3 bd / 3 ba, unfurnished, listing features (hot tub, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $111,000 in year 1 (17% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,700
Kitchen cabinetsdefault
$9,200 new × 40% good × 3.47 allocation
- $13,000
Kitchen countertops (stone)listing
$9,400 new × 40% good × 3.47 allocation
- $3,700
Decorative trimdefault
$2,700 new × 40% good × 3.47 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.47 allocation
- $1,700
Shelvingdefault
$1,200 new × 40% good × 3.47 allocation
- $5,200
Window coverings (15)default
$3,800 new × 40% good × 3.47 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 3.47 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 3.47 allocation
- $10,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.47 allocation
- $12,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.47 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
- $14,100
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 3.47 allocation
- $13,600
Landscaping (typical)default
$7,800 new × 50% good × 3.47 allocation
- $12,000
Patioslisting
$6,900 new × 50% good × 3.47 allocation
- $2,600
Decks & porches (attached)default
$1,500 new × 50% good × 3.47 allocation
- $269,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,400 new × 47% good × 3.47 allocation
- $24,000
Building plumbing & fixturesdefault
$17,300 new × 40% good × 3.47 allocation
- $23,300
Building electrical & lightingdefault
$16,800 new × 40% good × 3.47 allocation
- $24,000
HVACdefault
$17,300 new × 40% good × 3.47 allocation
- $13,700
Hardwood & tile floorsdefault
$9,900 new × 40% good × 3.47 allocation
- $7,300
Fireplaces (2)listing
$5,300 new × 40% good × 3.47 allocation
- $20,800
Septic systemlisting
$12,000 new × 50% good × 3.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,500 | $42,300 | $1,200 | $145,000 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $341,900 | $341,900 |
| Total | $101,500 | $42,300 | $382,300 | $526,100 |
The building's share of the price ($501,000) is 3.5x our depreciated replacement cost of the home ($144,000). 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.