241 Mystic Ln
Blue Ridge, GA 30513
$429,900
2 bd · 2 ba · 960 sqft · Listed 18d ago
View on Realtor.com →Year built
1985
Sqft
960
Lot sqft
179,903
HOA / mo
None
Furnished
No
List date
2026-09-09T15:28:36.000000Z
Revenue
Annual revenue
$20,491
ADR
$175
Occupancy
32%
Cleaning fees (12 mo)
$4,597
Confidence
Low (25.63), 6 comps
Comp revenue range (p25 / median / p75)
Quintessential cabin with hot tub, screened deck & dog-friendly fenced yard
Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi
Revenue $26,778ADR $190Occ ≈ 39%4.8★ (19)
Bluebird Bliss Cabin
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $1,648ADR $187Occ ≈ 2%4.7★ (15)
YOUR mountain experience in this luxurious amenity galore cabin in the woods!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $49,584ADR $201Occ ≈ 68%5★ (381)
Mountain Creek Retreat - Cozy Blue Ridge Cabin
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $22,052ADR $159Occ ≈ 38%4.8★ (246)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Hidden Gem: Cozy PetFree Cabin Cabin | 2 bd · 2 ba · sleeps 4 | $7,530 | $216 | 10% | 4.8★ (25) | 128 ft | AirbnbVrbo |
Quintessential cabin with hot tub, screened deck & dog-friendly fenced yard Cabin | 2 bd · 1 ba · sleeps 6 | $26,778 | $190 | 39% | 4.8★ (19) | 0.1 mi | Vrbo |
Bluebird Bliss Cabin Cabin | 2 bd · 1 ba · sleeps 6 | $1,648 | $187 | 2% | 4.7★ (15) | 0.2 mi | Airbnb |
YOUR mountain experience in this luxurious amenity galore cabin in the woods! Cabin | 2 bd · 2 ba · sleeps 4 | $49,584 | $201 | 68% | 5★ (381) | 0.4 mi | Vrbo |
Mountain Creek Retreat - Cozy Blue Ridge Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $22,052 | $159 | 38% | 4.8★ (246) | 0.4 mi | Airbnb |
Family friendly cabin w/ shallow creek + flat yard Cabin | 2 bd · 2 ba · sleeps 6 | $37,049 | $268 | 38% | 5★ (29) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$20,491
NOI
$4,583
Cash flow /mo
-$1,935
Cash needed
$140,671
Cash-on-cash
-16.5%
ROE (yr 1)
-5.3%
Cap rate
1.1%
DSCR
0.16
Year-1 write-off
$88,287
Year-1 tax shield @ 32%
$28,252
Year-1 return on equity
- Cash flow (annual)-$23,216
- Principal paydown$2,813
- Appreciation at%$12,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$4,098
- Platform fees (3% of revenue)$615
- Maintenance / capex (5% of revenue)$1,025
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,392
- Insurance (STR-rated)$4,578
Cash needed to close
- Down payment (25%)$107,475
- Closing costs (4.0%)$17,196
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,252
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
$300,000
Short-life (5/15-yr)
$72,000 · 24%
Year-1 deduction
$88,000
Year-1 tax shield @ 32%
$28,000
Land 30% (county tax record, market value split) · building $229,000 over 39 years · new furniture $16,000
Based on: 960 sq ft, built 1985, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $62,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$7,900 new × 40% good × 3.61 allocation
- $9,300
Kitchen countertopsdefault
$6,500 new × 40% good × 3.61 allocation
- $2,400
Decorative trimdefault
$1,700 new × 40% good × 3.61 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.61 allocation
- $1,300
Shelvingdefault
$900 new × 40% good × 3.61 allocation
- $3,600
Window coverings (10)default
$2,500 new × 40% good × 3.61 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$6,200 new × 40% good × 3.61 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 3.61 allocation
- $8,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 3.61 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,600
Paving: driveway & walks (paved)default
$6,400 new × 50% good × 3.61 allocation
- $5,600
Landscaping (minimal)listing
$3,100 new × 50% good × 3.61 allocation
- $1,700
Patiosdefault
$900 new × 50% good × 3.61 allocation
- $1,700
Decks & porches (attached)default
$900 new × 50% good × 3.61 allocation
- $149,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$103,700 new × 40% good × 3.61 allocation
- $15,500
Building plumbing & fixturesdefault
$10,700 new × 40% good × 3.61 allocation
- $13,600
Building electrical & lightingdefault
$9,400 new × 40% good × 3.61 allocation
- $15,600
HVACdefault
$10,800 new × 40% good × 3.61 allocation
- $8,900
Hardwood & tile floorsdefault
$6,200 new × 40% good × 3.61 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.61 allocation
- $21,600
Septic systemlisting
$12,000 new × 50% good × 3.61 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,000 | $20,600 | $700 | $88,300 |
| 2 | $0 | $0 | $5,900 | $5,900 |
| 3 | $0 | $0 | $5,900 | $5,900 |
| 4 | $0 | $0 | $5,900 | $5,900 |
| 5 | $0 | $0 | $5,900 | $5,900 |
| 6+ | $0 | $0 | $204,500 | $204,500 |
| Total | $67,000 | $20,600 | $228,700 | $316,300 |
The building's share of the price ($300,000) is 3.6x our depreciated replacement cost of the home ($83,000). 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.