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4300 Lickskillet Rd

4300 Lickskillet Rd

Blue Ridge, GA 30513

$529,000

4 bd · 2 ba · 2,080 sqft · Listed 1d ago

View on Realtor.com →

Year built

1985

Sqft

2,080

Lot sqft

42,689

HOA / mo

None

Furnished

Yes

List date

2026-10-27T16:34:35.000000Z

Revenue

Annual revenue

$46,654

ADR

$308

Occupancy

41%

Cleaning fees (12 mo)

$11,165

Confidence

Low (50.77), 10 comps

Comp revenue range (p25 / median / p75)

$35,420$44,870$61,682

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $44,870

  • Lickskillet Lodge-HOTtub Dogs OK FirePit Wineries!

    Cabin · 4 bd · 2 ba · sleeps 8 · 203 ft

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $36,457ADR $242Occ ≈ 41%4.8★ (199)

    AirbnbVrboBooking

  • Blue Ridge Creek Retreat| Blue Ridge, GA

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $52,041ADR $449Occ ≈ 32%5★ (3)

    AirbnbVrbo

  • Falling Waters

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $35,074ADR $294Occ ≈ 33%5★ (6)

    AirbnbBooking

  • Escape to Water Dance -Fire Pit, Hot Tub, Foosball

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $86,254ADR $482Occ ≈ 49%5★ (34)

    AirbnbVrboBooking

  • Creekwood Cabin- Waterfront, Hot Tub, Game Room

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $58,046ADR $420Occ ≈ 38%5★ (4)

    Airbnb

  • Among the Trees

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $37,699ADR $311Occ ≈ 33%5★ (7)

    AirbnbBooking

  • Creekwood Cabin

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $72,790ADR $408Occ ≈ 49%—

    Booking

  • Fightingtown Creek Cabin

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    • A/C
    • Wifi
    • Washer

    Revenue $16,483ADR $331Occ ≈ 14%—

    Vrbo

  • Cozy Cabin: Hot Tub, Grill, Fire Pit & Game Room

    House · 4 bd · 3 ba · sleeps 12 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $62,894ADR $278Occ ≈ 62%4.8★ (73)

    AirbnbVrboBooking

  • Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit

    House · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $15,294ADR $183Occ ≈ 23%—

    Delisted

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

Est. revenue

$46,654

NOI

$22,773

Cash flow /mo

$1,898

Cash needed

$550,160

Cash-on-cash (all cash)

4.1%

ROE (yr 1)

7.0%

Cap rate

4.3%

DSCR

—

Year-1 write-off

$143,150

Year-1 tax shield @ 32%

$45,808

Year-1 return on equity

  • Cash flow (annual)$22,773
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,870
ROE7.0%

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)$9,331
  • Platform fees (3% of revenue)$1,400
  • Maintenance / capex (5% of revenue)$2,333
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$984
  • Insurance (STR-rated)$5,634

Cash needed to close

  • Purchase price (all cash)$529,000
  • Closing costs (4.0%)$21,160
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,808

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

$504,000

Short-life (5/15-yr)

$143,000 · 28%

Year-1 deduction

$143,000

Year-1 tax shield @ 32%

$46,000

Land 5% (county tax record, market value split) · building $361,000 over 39 years

Based on: 2,080 sq ft, built 1985, 4 bd / 2 ba, furnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $81,000 in year 1 (16% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$81,400

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 2.79 allocation

    $11,600

  • Kitchen countertops (stone)listing

    $10,600 new × 40% good × 2.79 allocation

    $11,800

  • Decorative trimdefault

    $3,600 new × 40% good × 2.79 allocation

    $4,100

  • Mirrorsdefault

    $300 new × 40% good × 2.79 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.79 allocation

    $1,700

  • Window coverings (21)default

    $5,300 new × 40% good × 2.79 allocation

    $5,900

  • Carpet, vinyl & laminate (25% of floors)listing

    $3,300 new × 40% good × 2.79 allocation

    $3,700

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 40% good × 2.79 allocation

    $9,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 40% good × 2.79 allocation

    $5,400

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

    $7,700 new × 40% good × 2.79 allocation

    $8,600

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.79 allocation

    $10,000

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200
15-year land improvements$61,400

  • Paving: driveway & walks (paved)default

    $9,500 new × 50% good × 2.79 allocation

    $13,200

  • Landscaping (typical)default

    $9,100 new × 50% good × 2.79 allocation

    $12,700

  • Patiosdefault

    $2,100 new × 50% good × 2.79 allocation

    $2,900

  • Decks & porches (attached)listing

    $23,400 new × 50% good × 2.79 allocation

    $32,700
Building, 39-year$361,300

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

    $225,500 new × 40% good × 2.79 allocation

    $251,700

  • Building plumbing & fixturesdefault

    $23,400 new × 40% good × 2.79 allocation

    $26,100

  • Building electrical & lightingdefault

    $23,600 new × 40% good × 2.79 allocation

    $26,400

  • HVACdefault

    $23,400 new × 40% good × 2.79 allocation

    $26,200

  • Hardwood & tile floorsdefault

    $10,000 new × 40% good × 2.79 allocation

    $11,200

  • Fireplacelisting

    $2,600 new × 40% good × 2.79 allocation

    $2,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.79 allocation

    $16,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$81,400$61,400$400$143,100
2$0$0$9,300$9,300
3$0$0$9,300$9,300
4$0$0$9,300$9,300
5$0$0$9,300$9,300
6+$0$0$323,900$323,900
Total$81,400$61,400$361,300$504,100

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.