45 Whispering Ln
Blue Ridge, GA 30513
$780,000
3 bd · 3 ba · 2,340 sqft · Listed 8d ago
View on Realtor.com →Year built
2007
Sqft
2,340
Lot sqft
97,139
HOA / mo
$0
Furnished
No
List date
2026-09-19T20:32:03.000000Z
Revenue
Annual revenue
$47,014
ADR
$287
Occupancy
45%
Cleaning fees (12 mo)
$9,951
Confidence
Low (34.37), 47 comps
Comp revenue range (p25 / median / p75)
Lofty Willow Lodge - Modern Mountain Home
House · 3 bd · 2 ba · sleeps 6 · 299 ft
Revenue $1,514ADR $302Occ ≈ 1%—
The Squirrel's Nest
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $3,831ADR $180Occ ≈ 6%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lofty Willow Lodge - Modern Mountain Home House | 3 bd · 2 ba · sleeps 6 | $1,514 | $302 | 1% | — | 299 ft | Airbnb |
Mountain Solace- Pets OK, Arcade Games, Hot Tub Cabin | 3 bd · 3 ba · sleeps 9 | $63,764 | $399 | 44% | 5★ (10) | 0.1 mi | AirbnbVrbo |
Blueberry Hill - S’mores & Soaks by Starlight Cabin | 3 bd · 3 ba · sleeps 8 | $36,012 | $329 | 30% | 4.8★ (11) | 0.2 mi | AirbnbVrboBooking |
Family Mountain Retreat | Hot Tub, Games & Views Cabin | 3 bd · 3 ba · sleeps 6 | $56,295 | $265 | 58% | 4.9★ (171) | 0.2 mi | AirbnbVrbo |
Foxhollow - Great deal! Minutes to Blue Ridge! Cabin | 3 bd · 3 ba · sleeps 8 | $65,514 | $310 | 58% | 5★ (53) | 0.2 mi | AirbnbVrbo |
Picabo Cabin Getaway Cabin | 3 bd · 3 ba · sleeps 6 | $4,138 | $185 | 6% | 4.5★ (164) | 0.3 mi | AirbnbVrbo |
The Squirrel's Nest Cabin | 3 bd · 3 ba · sleeps 6 | $3,831 | $180 | 6% | 5★ (5) | 0.3 mi | Airbnb |
Mountain View. Hot tub. Private Cabin | 3 bd · 2 ba · sleeps 4 | $28,315 | $244 | 32% | 5★ (181) | 0.3 mi | AirbnbVrbo |
Mountain Dream’n- modern, dog friendly, hot tub House | 3 bd · 2.5 ba · sleeps 8 | $123,996 | $408 | 83% | 5★ (41) | 0.3 mi | AirbnbVrbo |
A Beary Good Life Cabin | 3 bd · 3.5 ba · sleeps 6 | $35,862 | $281 | 35% | 5★ (2) | 0.3 mi | AirbnbBooking |
Show all 47 comps
Blue Ridge Cabin Retreat; Amongst The Clouds
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.3 mi
Revenue $33,193ADR $221Occ ≈ 41%5★ (353)
Lucille's Creekside Hideaway
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $1,085ADR $217Occ ≈ 1%4.6★ (59)
Creekside, family-friendly cabin w/ a private hot tub, game room, & firepit
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $20,829ADR $221Occ ≈ 26%4.5★ (80)
Lizard Lookout Cabin, Pets Welcome!
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $53,761ADR $244Occ ≈ 60%4.7★ (12)
Bigfoot's Hideout
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $10,375ADR $408Occ ≈ 7%—
PRIVATE CABIN-STUNNING VIEWS-CLOSE TO TOWN*PETS OK
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $44,427ADR $184Occ ≈ 66%5★ (236)
Moonlight Creek Cabin- PRIVATE MOUNTAIN CABIN- 5 mins to Downtown Blue Ridge
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $12,354ADR $295Occ ≈ 11%4.6★ (19)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Tondelia- Master on Main, Indoor Hot Tub, Mtn View Cabin | 3 bd · 3.5 ba · sleeps 8 | $35,686 | $316 | 31% | 4.7★ (13) | 0.3 mi | AirbnbVrboBooking |
Serenity on The Mountain | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $30,302 | $337 | 25% | 4.5★ (34) | 0.3 mi | AirbnbVrbo |
Blue Ridge Cabin Retreat; Amongst The Clouds Cabin | 3 bd · 3.5 ba · sleeps 8 | $33,193 | $221 | 41% | 5★ (353) | 0.3 mi | Airbnb |
Ken's Cabin Blue Ridge Cabin | 3 bd · 3.5 ba · sleeps 8 | $16,553 | $295 | 15% | 4.9★ (40) | 0.3 mi | AirbnbVrboBooking |
Tucked Away Cabin, Dog Friendly, Blue Ridge, Ga Cabin | 3 bd · 3 ba · sleeps 6 | $30,661 | $243 | 35% | 5★ (117) | 0.3 mi | AirbnbVrbo |
Mountain View Cabin w/ Hot Tub & Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $57,596 | $298 | 53% | 4.7★ (124) | 0.3 mi | AirbnbVrboBooking |
Lucille's Creekside Hideaway Cabin | 3 bd · 3 ba · sleeps 6 | $1,085 | $217 | 1% | 4.6★ (59) | 0.3 mi | Airbnb |
Our Blue Heaven- Close to Town, Hot Tub, Billiards Cabin | 3 bd · 3 ba · sleeps 6 | $78,287 | $323 | 66% | 5★ (74) | 0.4 mi | AirbnbVrboBooking |
Modern Mountain Cabin w/ Games & Outdoor Living Cabin | 3 bd · 3 ba · sleeps 8 | $44,618 | $339 | 36% | 5★ (44) | 0.4 mi | AirbnbVrbo |
Paddy`s Porch | Blue Ridge, GA Cabin | 3 bd · 2 ba · sleeps 6 | $18,183 | $332 | 15% | 4.6★ (9) | 0.4 mi | AirbnbVrbo |
Family Retreat - Sauna, Hot tub, Views, Game Rm House | 3 bd · 3 ba · sleeps 10 | $85,631 | $325 | 72% | 4.9★ (80) | 0.4 mi | AirbnbVrbo |
Babbling Brook - 10 Minutes Downtown Blue Ridge Cabin | 3 bd · 2.5 ba · sleeps 6 | $59,723 | $319 | 51% | 4.7★ (37) | 0.4 mi | AirbnbVrboBooking |
Creekside, family-friendly cabin w/ a private hot tub, game room, & firepit Cabin | 3 bd · 3 ba · sleeps 6 | $20,829 | $221 | 26% | 4.5★ (80) | 0.4 mi | Vrbo |
Singing Pines- Mtn Views, Close to Town, Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,439 | $348 | 29% | 4.2★ (5) | 0.4 mi | AirbnbVrboBooking |
Above & Beyond Lodge | Blue Ridge, Ga Cabin | 3 bd · 3 ba · sleeps 6 | $53,931 | $409 | 36% | 4.8★ (24) | 0.4 mi | AirbnbVrbo |
All Decked Out- Screened Porch | Outdoor Fireplace | Luxurious Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $50,086 | $466 | 29% | 4.7★ (20) | 0.4 mi | AirbnbVrboBooking |
Beautiful 3 bedroom cabin with hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $7,982 | $349 | 6% | 4.8★ (32) | 0.4 mi | AirbnbVrbo |
Bigfoot's Hideout - Treehouse, Arcade, Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $12,399 | $326 | 10% | 4.2★ (6) | 0.4 mi | AirbnbVrbo |
Lizard Lookout Cabin, Pets Welcome! Vacation home | 3 bd · 2 ba · sleeps 6 | $53,761 | $244 | 60% | 4.7★ (12) | 0.5 mi | Booking |
Bigfoot's Hideout Vacation home | 3 bd · 2 ba · sleeps 6 | $10,375 | $408 | 7% | — | 0.5 mi | Booking |
Cherokee Dreamer`s Den | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $72,268 | $347 | 57% | 4.8★ (68) | 0.5 mi | AirbnbVrbo |
Hidden Moose Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $17,139 | $177 | 27% | 4.9★ (54) | 0.5 mi | AirbnbVrbo |
The Brantley Tranquil Escape Cabin | 3 bd · 2 ba · sleeps 8 | $12,214 | $278 | 12% | 3.4★ (5) | 0.5 mi | AirbnbVrbo |
PRIVATE CABIN-STUNNING VIEWS-CLOSE TO TOWN*PETS OK Cabin | 3 bd · 2 ba · sleeps 6 | $44,427 | $184 | 66% | 5★ (236) | 0.5 mi | Airbnb |
A Point of View - Cozy, secluded, all paved roads Cabin | 3 bd · 3.5 ba · sleeps 6 | $76,715 | $385 | 55% | 5★ (168) | 0.5 mi | AirbnbVrbo |
Moonlight Creek Cabin- PRIVATE MOUNTAIN CABIN- 5 mins to Downtown Blue Ridge Cabin | 3 bd · 3 ba · sleeps 10 | $12,354 | $295 | 11% | 4.6★ (19) | 0.5 mi | Vrbo |
Dream Catcher - Blue Ridge, GA Cabin | 3 bd · 3.5 ba · sleeps 6 | $84,769 | $365 | 64% | 4.9★ (35) | 0.5 mi | AirbnbVrboBooking |
Bentley's Retreat on Overlook- Blue Ridge GA Cabin | 3 bd · 3 ba · sleeps 8 | $60,020 | $321 | 51% | 4.4★ (5) | 0.6 mi | AirbnbVrboBooking |
Beyond Cabin + GeoDome • Hot Tub • Mtn Retreat Cabin | 3 bd · 3 ba · sleeps 8 | $51,148 | $294 | 48% | 4.9★ (44) | 0.6 mi | AirbnbVrbo |
Hilltop Hideaway- EV Charger, HotTub, Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $74,511 | $343 | 60% | 5★ (21) | 0.6 mi | AirbnbVrboBooking |
Escape to Dream Catcher Cabin | 3 bd · 3 ba · sleeps 8 | $51,109 | $314 | 45% | 4.8★ (8) | 0.6 mi | AirbnbVrboBooking |
Peaceful Peaks Cabin | 3 bd · 3 ba · sleeps 8 | $46,290 | $259 | 49% | 4.9★ (40) | 0.7 mi | AirbnbVrbo |
Family Oasis w/ Game Room & 2 Decks in Blue Ridge! Cabin | 3 bd · 3.5 ba · sleeps 4 | $57,499 | $274 | 57% | 4.9★ (8) | 0.7 mi | AirbnbVrboBooking |
Luxury cabin mins to downtown; sleeps 10 Cabin | 3 bd · 3 ba · sleeps 10 | $23,067 | $273 | 23% | 4.8★ (243) | 0.7 mi | AirbnbVrboBooking |
Designer Cabin • MTN Views • Hot-Tub • Mins to DT Cabin | 3 bd · 2.5 ba · sleeps 8 | $105,059 | $381 | 76% | 5★ (62) | 0.7 mi | AirbnbVrbo |
Luxury Cabin Minutes to DWTN Blue Ridge All Paved Cabin | 3 bd · 3 ba · sleeps 10 | $21,428 | $329 | 18% | 4.8★ (157) | 0.7 mi | AirbnbVrbo |
Luxury Mountain View Cabin with Jacuzzi Cabin | 3 bd · 3 ba · sleeps 6 | $59,103 | $324 | 50% | 5★ (139) | 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
$47,014
NOI
$18,918
Cash flow /mo
-$2,627
Cash needed
$251,700
Cash-on-cash
-12.5%
ROE (yr 1)
-1.2%
Cap rate
2.4%
DSCR
0.38
Year-1 write-off
$156,505
Year-1 tax shield @ 32%
$50,082
Year-1 return on equity
- Cash flow (annual)-$31,520
- Principal paydown$5,104
- Appreciation at%$23,400
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,403
- Platform fees (3% of revenue)$1,410
- Maintenance / capex (5% of revenue)$2,351
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,425
- Insurance (STR-rated)$8,307
Cash needed to close
- Down payment (25%)$195,000
- Closing costs (4.0%)$31,200
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,082
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
$663,000
Short-life (5/15-yr)
$129,000 · 20%
Year-1 deduction
$157,000
Year-1 tax shield @ 32%
$50,000
Land 15% (market default, no usable tax-record split) · building $534,000 over 39 years · new furniture $26,000
Based on: 2,340 sq ft, built 2007, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $102,000 in year 1 (11% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$10,900 new × 40% good × 2.33 allocation
- $8,300
Kitchen countertopsdefault
$8,900 new × 40% good × 2.33 allocation
- $3,800
Decorative trimdefault
$4,100 new × 40% good × 2.33 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.33 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.33 allocation
- $5,400
Window coverings (23)default
$5,800 new × 40% good × 2.33 allocation
- $4,700
Carpet, vinyl & laminate (33% of floors)listing
$5,000 new × 40% good × 2.33 allocation
- $12,300
Kitchen & laundry equipment plumbingdefault
$8,500 new × 62% good × 2.33 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 62% good × 2.33 allocation
- $7,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.33 allocation
- $8,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.33 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
- $11,700
Paving: driveway & walks (paved)default
$10,000 new × 50% good × 2.33 allocation
- $5,600
Landscaping (minimal)listing
$4,800 new × 50% good × 2.33 allocation
- $12,300
Patioslisting
$10,500 new × 50% good × 2.33 allocation
- $30,600
Decks & porches (attached)listing
$26,300 new × 50% good × 2.33 allocation
- $404,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$254,000 new × 68% good × 2.33 allocation
- $38,000
Building plumbing & fixturesdefault
$26,400 new × 62% good × 2.33 allocation
- $38,900
Building electrical & lightingdefault
$26,900 new × 62% good × 2.33 allocation
- $24,500
HVACdefault
$26,400 new × 40% good × 2.33 allocation
- $9,300
Hardwood & tile floorsdefault
$10,000 new × 40% good × 2.33 allocation
- $4,900
Fireplaces (2)listing
$5,300 new × 40% good × 2.33 allocation
- $14,000
Septic systemlisting
$12,000 new × 50% good × 2.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,600 | $60,200 | $1,700 | $156,500 |
| 2 | $0 | $0 | $13,700 | $13,700 |
| 3 | $0 | $0 | $13,700 | $13,700 |
| 4 | $0 | $0 | $13,700 | $13,700 |
| 5 | $0 | $0 | $13,700 | $13,700 |
| 6+ | $0 | $0 | $477,300 | $477,300 |
| Total | $94,600 | $60,200 | $533,700 | $688,500 |
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: 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.