453 Flat Creek Xing
Blue Ridge, GA 30513
$435,000
2 bd · 2 ba · 1,350 sqft · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
1,350
Lot sqft
78,408
HOA / mo
$0
Furnished
No
List date
2026-10-16T13:26:57.000000Z
Revenue
Annual revenue
$48,969
ADR
$254
Occupancy
53%
Cleaning fees (12 mo)
$9,541
Confidence
High (73.18), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $51,534
Hippopatumus Haven
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $51,534ADR $221Occ ≈ 64%4.8★ (184)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Breathtaking Views | Hot Tub | Aska Adventure Area Cabin | 2 bd · 1.5 ba · sleeps 4 | $58,536 | $306 | 52% | 5★ (113) | 0.2 mi | AirbnbVrbo |
A Fine Piece of Aska Cabin | 2 bd · 2 ba · sleeps 6 | $43,492 | $259 | 46% | 4.8★ (5) | 0.4 mi | AirbnbVrbo |
Hippopatumus Haven Cabin | 2 bd · 2.5 ba · sleeps 8 | $51,534 | $221 | 64% | 4.8★ (184) | 0.5 mi | Vrbo |
River Soundscapes Retreat! Pets ok! Aska Adventure House | 2 bd · 2 ba · sleeps 6 | $27,460 | $137 | 55% | 5★ (47) | 0.5 mi | AirbnbVrbo |
PICK's RIVERSIDE RETREAT House | 2 bd · 2 ba · sleeps 7 | $57,439 | $313 | 50% | — | 0.7 mi | AirbnbBooking |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$48,969
NOI
$25,163
Cash flow /mo
-$331
Cash needed
$142,150
Cash-on-cash
-2.8%
ROE (yr 1)
8.2%
Cap rate
5.8%
DSCR
0.86
Year-1 write-off
$106,218
Year-1 tax shield @ 32%
$33,990
Year-1 return on equity
- Cash flow (annual)-$3,974
- Principal paydown$2,645
- Appreciation at%$13,050
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)$9,794
- Platform fees (3% of revenue)$1,469
- Maintenance / capex (5% of revenue)$2,448
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,262
- Insurance (STR-rated)$4,633
Cash needed to close
- Down payment (25%)$108,750
- Closing costs (4.0%)$17,400
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,990
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
$370,000
Short-life (5/15-yr)
$90,000 · 24%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 15% (market default, no usable tax-record split) · building $280,000 over 39 years · new furniture $16,000
Based on: 1,350 sq ft, built 1998, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$8,800 new × 40% good × 2.60 allocation
- $7,500
Kitchen countertopsdefault
$7,200 new × 40% good × 2.60 allocation
- $2,500
Decorative trimdefault
$2,400 new × 40% good × 2.60 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.60 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.60 allocation
- $3,600
Window coverings (14)default
$3,500 new × 40% good × 2.60 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$6,800 new × 44% good × 2.60 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 44% good × 2.60 allocation
- $8,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.60 allocation
- $9,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.60 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 2.60 allocation
- $4,800
Landscaping (minimal)listing
$3,700 new × 50% good × 2.60 allocation
- $1,700
Patiosdefault
$1,300 new × 50% good × 2.60 allocation
- $19,700
Decks & porches (attached)listing
$15,200 new × 50% good × 2.60 allocation
- $202,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$146,300 new × 53% good × 2.60 allocation
- $17,300
Building plumbing & fixturesdefault
$15,200 new × 44% good × 2.60 allocation
- $16,500
Building electrical & lightingdefault
$14,400 new × 44% good × 2.60 allocation
- $15,800
HVACdefault
$15,200 new × 40% good × 2.60 allocation
- $9,000
Hardwood & tile floorsdefault
$8,700 new × 40% good × 2.60 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.60 allocation
- $15,600
Septic systemlisting
$12,000 new × 50% good × 2.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,800 | $36,100 | $300 | $106,200 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $250,800 | $250,800 |
| Total | $69,800 | $36,100 | $279,800 | $385,800 |
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.