2124 Maxwell Rd
Blue Ridge, GA 30513
$825,000
3 bd · 3 ba · 2,688 sqft · Listed 1d ago
View on Realtor.com →Year built
2016
Sqft
2,688
Lot sqft
219,978
HOA / mo
$0
Furnished
No
List date
2026-09-30T18:32:49.000000Z
Revenue
Annual revenue
$36,916
ADR
$216
Occupancy
47%
Cleaning fees (12 mo)
$7,357
Confidence
Low (44.07), 19 comps
Comp revenue range (p25 / median / p75)
Pets Welcome · Hot Tub · Stargazing Deck · Firepit
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $22,411ADR $224Occ ≈ 27%4.8★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spacious Blue Ridge Cabin w/ Private Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $25,434 | $247 | 28% | 5★ (76) | 197 ft | AirbnbVrboBooking |
Lakefront Blue Ridge Cabin w/ Hot Tub! Cabin | 3 bd · 3 ba · sleeps 8 | $50,145 | $229 | 60% | 4.8★ (30) | 387 ft | AirbnbVrboBooking |
Paradise Found Luxury Mtn View Hot Tub Pool Table Cabin | 3 bd · 3 ba · sleeps 7 | $40,374 | $269 | 41% | 4.8★ (110) | 0.2 mi | AirbnbVrboBooking |
Moonlight Vista, luxury! Views, Hot Tub, Wi Fi Cabin | 3 bd · 3 ba · sleeps 7 | $37,844 | $249 | 42% | 4.9★ (119) | 0.2 mi | AirbnbVrbo |
Fire Pit, Games, Screen Porch | 8 Min to Downtown Cabin | 3 bd · 2 ba · sleeps 8 | $32,041 | $194 | 45% | 5★ (211) | 0.2 mi | AirbnbVrbo |
Pets Welcome · Hot Tub · Stargazing Deck · Firepit House | 3 bd · 2 ba · sleeps 6 | $22,411 | $224 | 27% | 4.8★ (12) | 0.3 mi | Airbnb |
Cabin with Sauna, Cedar Hot Tub, Creek, on 3 Acres Cabin | 3 bd · 3 ba · sleeps 6 | $85,221 | $352 | 66% | 5★ (95) | 0.4 mi | AirbnbVrbo |
Private Hot Tub! Woodsy Family Cabin in Blue Ridge Cabin | 3 bd · 2 ba · sleeps 7 | $20,019 | $347 | 16% | 5★ (7) | 0.5 mi | AirbnbVrboBooking |
Luxury Blue Ridge Cabin: Hot Tub & 5 Min to Town Cabin | 3 bd · 3 ba · sleeps 6 | $29,559 | $311 | 26% | 5★ (8) | 0.5 mi | AirbnbVrboBooking |
Sunrise View-10 Min to Blue Ridge,Hot Tub-3 BR Cabin | 3 bd · 3 ba · sleeps 8 | $37,827 | $229 | 45% | 4.8★ (142) | 0.6 mi | AirbnbVrboBooking |
Show all 20 comps
New Listing! Secluded Getaway
Chalet · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $8,553ADR $475Occ ≈ 5%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New Listing! Secluded Getaway Chalet | 3 bd · 2 ba · sleeps 8 | $8,553 | $475 | 5% | — | 0.6 mi | Booking |
Epic Fire Pit | Mountain Views | Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $21,090 | $222 | 26% | 5★ (36) | 0.6 mi | AirbnbVrbo |
Cozy Cabin Retreat with Hot Tub, Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $25,016 | $269 | 25% | 4.8★ (61) | 0.6 mi | AirbnbVrboBooking |
Hidden Moose Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $17,139 | $177 | 27% | 4.9★ (54) | 0.7 mi | AirbnbVrbo |
The Roasted Marshmallow Cabin | 3 bd · 2 ba · sleeps 9 | $68,589 | $255 | 74% | 5★ (213) | 0.7 mi | AirbnbVrbo |
What A View from the Hot Tub! Ping pong & Pac Man! Cabin | 3 bd · 2 ba · sleeps 8 | $32,416 | $226 | 39% | 4.9★ (182) | 0.7 mi | AirbnbVrbo |
Cabin in Blue Ridge: Hot Tub|Fire Pit|Fooseball Cabin | 3 bd · 2 ba · sleeps 8 | $42,876 | $287 | 41% | 4.6★ (15) | 0.7 mi | AirbnbVrboBooking |
Blue Ridge Cabin | Mountain View | Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $49,704 | $209 | 65% | 5★ (142) | 0.7 mi | AirbnbVrboBooking |
Rustic cabin with mountain views and hot tub Cabin | 3 bd · 2.5 ba · sleeps 6 | $45,230 | $217 | 57% | 4.9★ (62) | 0.7 mi | AirbnbVrboBooking |
Mountain View Cabin | Theatre & Arcade | Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $2,932 | $266 | 3% | 5★ (2) | 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
$36,916
NOI
$9,148
Cash flow /mo
-$3,683
Cash needed
$264,750
Cash-on-cash
-16.7%
ROE (yr 1)
-5.3%
Cap rate
1.1%
DSCR
0.17
Year-1 write-off
$159,291
Year-1 tax shield @ 32%
$50,973
Year-1 return on equity
- Cash flow (annual)-$44,200
- Principal paydown$5,399
- Appreciation at%$24,750
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,383
- Platform fees (3% of revenue)$1,107
- Maintenance / capex (5% of revenue)$1,846
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,322
- Insurance (STR-rated)$8,910
Cash needed to close
- Down payment (25%)$206,250
- Closing costs (4.0%)$33,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,973
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
$745,000
Short-life (5/15-yr)
$132,000 · 18%
Year-1 deduction
$159,000
Year-1 tax shield @ 32%
$51,000
Land 10% (county tax record, market value split) · building $613,000 over 39 years · new furniture $26,000
Based on: 2,688 sq ft, built 2016, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $97,000 in year 1 (9% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,200
Kitchen cabinetsdefault
$11,700 new × 60% good × 1.88 allocation
- $13,500
Kitchen countertops (stone)listing
$12,000 new × 60% good × 1.88 allocation
- $5,300
Decorative trimdefault
$4,700 new × 60% good × 1.88 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.88 allocation
- $1,400
Shelvingdefault
$1,200 new × 60% good × 1.88 allocation
- $5,100
Window coverings (27)default
$6,800 new × 40% good × 1.88 allocation
- $3,300
Carpet, vinyl & laminate (25% of floors)listing
$4,300 new × 40% good × 1.88 allocation
- $13,700
Kitchen & laundry equipment plumbingdefault
$9,100 new × 80% good × 1.88 allocation
- $8,300
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 80% good × 1.88 allocation
- $5,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.88 allocation
- $6,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.88 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
- $12,100
Paving: driveway & walks (paved)default
$10,700 new × 60% good × 1.88 allocation
- $11,700
Landscaping (typical)default
$10,300 new × 60% good × 1.88 allocation
- $3,000
Patiosdefault
$2,700 new × 60% good × 1.88 allocation
- $28,400
Decks & porches (attached)listing
$30,200 new × 50% good × 1.88 allocation
- $457,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$292,100 new × 83% good × 1.88 allocation
- $45,600
Building plumbing & fixturesdefault
$30,300 new × 80% good × 1.88 allocation
- $47,200
Building electrical & lightingdefault
$31,300 new × 80% good × 1.88 allocation
- $28,500
HVACdefault
$30,300 new × 50% good × 1.88 allocation
- $14,600
Hardwood & tile floorsdefault
$13,000 new × 60% good × 1.88 allocation
- $5,900
Fireplaces (2)listing
$5,300 new × 60% good × 1.88 allocation
- $13,500
Septic systemlisting
$12,000 new × 60% good × 1.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $102,100 | $55,300 | $2,000 | $159,300 |
| 2 | $0 | $0 | $15,700 | $15,700 |
| 3 | $0 | $0 | $15,700 | $15,700 |
| 4 | $0 | $0 | $15,700 | $15,700 |
| 5 | $0 | $0 | $15,700 | $15,700 |
| 6+ | $0 | $0 | $548,400 | $548,400 |
| Total | $102,100 | $55,300 | $613,300 | $770,600 |
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: California, Georgia and Wisconsin disallow 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.