264 Lickskillet Holw

Blue Ridge, GA 30513

$1,100,000

3 bd · 3 ba · 2,600 sqft · Listed today

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Low confidenceEst. land %

Year built

2013

Sqft

2,600

Lot sqft

69,696

HOA / mo

Furnished

List date

2026-10-16T03:08:25.000000Z

Revenue

Annual revenue

$61,116

ADR

$371

Occupancy

45%

Cleaning fees (12 mo)

$12,134

Confidence

Med (63.53), 6 comps

Comp revenue range (p25 / median / p75)

$39,704$51,882$69,104

Median revenue of shown comps: $58,046

Escape to Water Dance -Fire Pit, Hot Tub, Foosball
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $86,254ADR $482Occ ≈ 49%5★ (34)
Airbnb Vrbo Booking
Falling Waters
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $35,074ADR $294Occ ≈ 33%5★ (6)
Airbnb Booking
Among the Trees
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $37,699ADR $311Occ ≈ 33%5★ (7)
Airbnb Booking
Creekwood Cabin- Waterfront, Hot Tub, Game Room
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $58,046ADR $420Occ ≈ 38%5★ (4)
Airbnb
Creekwood Cabin
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $72,790ADR $408Occ ≈ 49%—
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Escape to Water Dance -Fire Pit, Hot Tub, Foosball Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 2.5 ba · sleeps 10	$86,254	$482	49%	5★ (34)	0.1 mi	Airbnb Vrbo Booking
Falling Waters Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 8	$35,074	$294	33%	5★ (6)	0.5 mi	Airbnb Booking
Among the Trees Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 8	$37,699	$311	33%	5★ (7)	0.5 mi	Airbnb Booking
Creekwood Cabin- Waterfront, Hot Tub, Game Room Cabin	3 bd · 2 ba · sleeps 6	$58,046	$420	38%	5★ (4)	0.6 mi	Airbnb
Creekwood Cabin Vacation home	3 bd · 2 ba · sleeps 6	$72,790	$408	49%	—	0.7 mi	Booking

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

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$61,116

NOI

$25,658

Cash flow /mo

$2,138

Cash needed

$1,163,500

Cash-on-cash (all cash)

2.2%

ROE (yr 1)

5.0%

Cap rate

2.3%

DSCR

—

Year-1 write-off

$170,866

Year-1 tax shield @ 32%

$54,677

Year-1 return on equity

Cash flow (annual)$25,658
Principal paydown (n/a, cash)$0
Appreciation at%$33,000

ROE5.0%

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)$12,223
Platform fees (3% of revenue)$1,833
Maintenance / capex (5% of revenue)$3,056
Utilities & supplies$4,200
HOA$0
Property tax$2,431
Insurance (STR-rated)$11,715

Cash needed to close

Purchase price (all cash)$1,100,000
Closing costs (4.0%)$44,000
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$54,677

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$935,000

Short-life (5/15-yr)

$151,000 · 16%

Year-1 deduction

$171,000

Year-1 tax shield @ 32%

$55,000

Land 15% (market default, no usable tax-record split) · building $784,000 over 39 years · new furniture $20,000

Based on: 2,600 sq ft, built 2013, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $96,000 in year 1 (8% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$105,700

Kitchen cabinetsdefault
$11,500 new × 48% good × 2.71 allocation
$15,000
Kitchen countertopsdefault
$9,400 new × 48% good × 2.71 allocation
$12,200
Decorative trimdefault
$4,600 new × 48% good × 2.71 allocation
$5,900
Mirrorsdefault
$500 new × 40% good × 2.71 allocation
$500
Shelvingdefault
$1,200 new × 48% good × 2.71 allocation
$1,600
Window coverings (26)default
$6,500 new × 40% good × 2.71 allocation
$7,000
Carpet, vinyl & laminate (50% of floors)listing
$8,400 new × 40% good × 2.71 allocation
$9,100
Kitchen & laundry equipment plumbingdefault
$8,900 new × 74% good × 2.71 allocation
$17,900
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 74% good × 2.71 allocation
$10,800
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.71 allocation
$6,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$64,300

Paving: driveway & walks (paved)default
$10,600 new × 50% good × 2.71 allocation
$14,300
Landscaping (minimal)listing
$5,100 new × 50% good × 2.71 allocation
$6,900
Patiosdefault
$2,600 new × 50% good × 2.71 allocation
$3,500
Decks & porches (attached)listing
$29,300 new × 50% good × 2.71 allocation
$39,600

Building, 39-year$784,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$282,400 new × 78% good × 2.71 allocation
$599,400
Building plumbing & fixturesdefault
$29,300 new × 74% good × 2.71 allocation
$58,700
Building electrical & lightingdefault
$30,200 new × 74% good × 2.71 allocation
$60,600
HVACdefault
$29,300 new × 40% good × 2.71 allocation
$31,700
Hardwood & tile floorsdefault
$8,400 new × 48% good × 2.71 allocation
$10,900
Fireplaces (2)listing
$5,300 new × 48% good × 2.71 allocation
$6,800
Septic systemlisting
$12,000 new × 50% good × 2.71 allocation
$16,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$105,700	$64,300	$800	$170,900
2	$0	$0	$20,100	$20,100
3	$0	$0	$20,100	$20,100
4	$0	$0	$20,100	$20,100
5	$0	$0	$20,100	$20,100
6+	$0	$0	$703,200	$703,200
Total	$105,700	$64,300	$784,500	$954,500

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.