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241 Mystic Ln

241 Mystic Ln

Blue Ridge, GA 30513

$429,900

2 bd · 2 ba · 960 sqft · Listed 18d ago

View on Realtor.com →
Rental historyLow confidence

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)

$11,161$24,415$34,481

  • Blue Ridge Hidden Gem: Cozy PetFree Cabin

    Cabin · 2 bd · 2 ba · sleeps 4 · 128 ft

    Revenue $7,530ADR $216Occ ≈ 10%4.8★ (25)

    AirbnbVrbo

  • 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)

    Vrbo

  • Bluebird Bliss Cabin

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $1,648ADR $187Occ ≈ 2%4.7★ (15)

    Airbnb

  • 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)

    Vrbo

  • 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)

    Airbnb

  • Family friendly cabin w/ shallow creek + flat yard

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $37,049ADR $268Occ ≈ 38%5★ (29)

    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

Financing

Est. revenue

$20,491

NOI

$4,583

Cash flow /mo

$382

Cash needed

$463,096

Cash-on-cash (all cash)

1.0%

ROE (yr 1)

3.8%

Cap rate

1.1%

DSCR

—

Year-1 write-off

$88,287

Year-1 tax shield @ 32%

$28,252

Year-1 return on equity

  • Cash flow (annual)$4,583
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,897
ROE3.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)9.9%
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

  • Purchase price (all cash)$429,900
  • 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.

5-year property$67,000

  • Kitchen cabinetsdefault

    $7,900 new × 40% good × 3.61 allocation

    $11,400

  • Kitchen countertopsdefault

    $6,500 new × 40% good × 3.61 allocation

    $9,300

  • Decorative trimdefault

    $1,700 new × 40% good × 3.61 allocation

    $2,400

  • Mirrorsdefault

    $300 new × 40% good × 3.61 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 3.61 allocation

    $1,300

  • Window coverings (10)default

    $2,500 new × 40% good × 3.61 allocation

    $3,600

  • Kitchen & laundry equipment plumbingdefault

    $6,200 new × 40% good × 3.61 allocation

    $8,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,700 new × 40% good × 3.61 allocation

    $5,400

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 3.61 allocation

    $8,200

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$20,600

  • Paving: driveway & walks (paved)default

    $6,400 new × 50% good × 3.61 allocation

    $11,600

  • Landscaping (minimal)listing

    $3,100 new × 50% good × 3.61 allocation

    $5,600

  • Patiosdefault

    $900 new × 50% good × 3.61 allocation

    $1,700

  • Decks & porches (attached)default

    $900 new × 50% good × 3.61 allocation

    $1,700
Building, 39-year$228,700

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $103,700 new × 40% good × 3.61 allocation

    $149,600

  • Building plumbing & fixturesdefault

    $10,700 new × 40% good × 3.61 allocation

    $15,500

  • Building electrical & lightingdefault

    $9,400 new × 40% good × 3.61 allocation

    $13,600

  • HVACdefault

    $10,800 new × 40% good × 3.61 allocation

    $15,600

  • Hardwood & tile floorsdefault

    $6,200 new × 40% good × 3.61 allocation

    $8,900

  • Fireplacelisting

    $2,600 new × 40% good × 3.61 allocation

    $3,800

  • Septic systemlisting

    $12,000 new × 50% good × 3.61 allocation

    $21,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.