480 Major Ridge Rd
Blue Ridge, GA 30513
$995,000
3 bd · 2 ba · 1,710 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
1,710
Lot sqft
209,959
HOA / mo
None
Furnished
Yes
List date
2026-10-23T19:57:36.000000Z
Revenue
Annual revenue
$54,436
ADR
$305
Occupancy
49%
Cleaning fees (12 mo)
$6,975
Confidence
Low (46.9), 10 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,302
Creekwood Cabin
Vacation home · 3 bd · 2 ba · sleeps 6 · 200 ft
Revenue $72,790ADR $408Occ ≈ 49%—
Creekwood Cabin- Waterfront, Hot Tub, Game Room
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $58,046ADR $420Occ ≈ 38%5★ (4)
Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $15,294ADR $183Occ ≈ 23%—
Delisted
Fightingtown Creek Cabin
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- A/C
- Wifi
- Washer
Revenue $16,483ADR $331Occ ≈ 14%—
On river/fire pit/10acres/secluded/boat parking
House · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $44,971ADR $272Occ ≈ 45%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Creekwood Cabin Vacation home | 3 bd · 2 ba · sleeps 6 | $72,790 | $408 | 49% | — | 200 ft | Booking |
Creekwood Cabin- Waterfront, Hot Tub, Game Room Cabin | 3 bd · 2 ba · sleeps 6 | $58,046 | $420 | 38% | 5★ (4) | 0.1 mi | Airbnb |
Among the Trees Cabin
| 3 bd · 3 ba · sleeps 8 | $37,699 | $311 | 33% | 5★ (7) | 0.2 mi | AirbnbBooking |
Falling Waters Cabin
| 3 bd · 2 ba · sleeps 8 | $35,074 | $294 | 33% | 5★ (6) | 0.3 mi | AirbnbBooking |
Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit House | 3 bd · 2 ba · sleeps 8 | $15,294 | $183 | 23% | — | 0.4 mi | Delisted |
Fightingtown Creek Cabin Cabin
| 3 bd · 2 ba · sleeps 6 | $16,483 | $331 | 14% | — | 0.5 mi | Vrbo |
Secluded Escape • Fire Pit • Gazebo • Dog Welcome House | 3 bd · 2 ba · sleeps 6 | $26,411 | $239 | 30% | 5★ (1) | 0.7 mi | AirbnbBooking |
K6 Lodge - Creek access, firepit, & hot tub! Cabin
| 3 bd · 3 ba · sleeps 8 | $42,905 | $283 | 42% | 4.7★ (135) | 0.7 mi | AirbnbVrboBooking |
Escape to Water Dance -Fire Pit, Hot Tub, Foosball Cabin
| 3 bd · 2.5 ba · sleeps 10 | $86,254 | $482 | 49% | 5★ (34) | 0.7 mi | AirbnbVrboBooking |
On river/fire pit/10acres/secluded/boat parking House | 3 bd · 2 ba · sleeps 8 | $44,971 | $272 | 45% | 5★ (5) | 0.7 mi | Airbnb |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$54,436
NOI
$20,987
Cash flow /mo
-$3,763
Cash needed
$288,550
Cash-on-cash
-15.7%
ROE (yr 1)
-3.2%
Cap rate
2.1%
DSCR
0.32
Year-1 write-off
$132,743
Year-1 tax shield @ 32%
$42,478
Year-1 return on equity
- Cash flow (annual)-$45,159
- Principal paydown$6,148
- Appreciation at%$29,850
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)$10,887
- Platform fees (3% of revenue)$1,633
- Maintenance / capex (5% of revenue)$2,722
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,410
- Insurance (STR-rated)$10,597
Cash needed to close
- Down payment (25%)$248,750
- Closing costs (4.0%)$39,800
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,478
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
$635,000
Short-life (5/15-yr)
$132,000 · 21%
Year-1 deduction
$133,000
Year-1 tax shield @ 32%
$42,000
Land 36% (county tax record, market value split) · building $503,000 over 39 years
Based on: 1,710 sq ft, built 2003, 3 bd / 2 ba, furnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $73,000 in year 1 (11% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,500
Kitchen cabinetsdefault
$9,500 new × 40% good × 3.26 allocation
- $10,200
Kitchen countertopsdefault
$7,800 new × 40% good × 3.26 allocation
- $3,900
Decorative trimdefault
$3,000 new × 40% good × 3.26 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.26 allocation
- $1,600
Shelvingdefault
$1,200 new × 40% good × 3.26 allocation
- $5,500
Window coverings (17)default
$4,300 new × 40% good × 3.26 allocation
- $13,100
Kitchen & laundry equipment plumbingdefault
$7,400 new × 54% good × 3.26 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 54% good × 3.26 allocation
- $7,700
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 3.26 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $14,000
Paving: driveway & walks (paved)default
$8,600 new × 50% good × 3.26 allocation
- $13,500
Landscaping (typical)default
$8,200 new × 50% good × 3.26 allocation
- $2,800
Patiosdefault
$1,700 new × 50% good × 3.26 allocation
- $31,400
Decks & porches (attached)listing
$19,200 new × 50% good × 3.26 allocation
- $373,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$185,300 new × 62% good × 3.26 allocation
- $33,900
Building plumbing & fixturesdefault
$19,200 new × 54% good × 3.26 allocation
- $33,400
Building electrical & lightingdefault
$18,900 new × 54% good × 3.26 allocation
- $25,200
HVACdefault
$19,300 new × 40% good × 3.26 allocation
- $14,400
Hardwood & tile floorsdefault
$11,000 new × 40% good × 3.26 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.26 allocation
- $19,600
Septic systemlisting
$12,000 new × 50% good × 3.26 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $70,600 | $61,600 | $500 | $132,700 |
| 2 | $0 | $0 | $12,900 | $12,900 |
| 3 | $0 | $0 | $12,900 | $12,900 |
| 4 | $0 | $0 | $12,900 | $12,900 |
| 5 | $0 | $0 | $12,900 | $12,900 |
| 6+ | $0 | $0 | $450,800 | $450,800 |
| Total | $70,600 | $61,600 | $502,900 | $635,100 |
The building's share of the price ($627,000) is 3.3x our depreciated replacement cost of the home ($192,000). 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: 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.