Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

861 Little Rock Creek Rd

Cherry Log, GA 30522

$369,900

2 bd · 2 ba · 1,200 sqft · Listed 73d ago

View on Realtor.com →

Negative cash flow

Year built

2018

Sqft

1,200

Lot sqft

94,961

HOA / mo

Furnished

List date

2026-08-31T14:15:19.000000Z

Revenue

Annual revenue

$34,595

ADR

$169

Occupancy

56%

Cleaning fees (12 mo)

$8,326

Confidence

Med (66.77), 13 comps

Comp revenue range (p25 / median / p75)

$26,479$30,426$39,130

Median revenue of shown comps: $30,905

Summer special! Private creekside cabin w/ hot tub
Cabin · 2 bd · 2 ba · sleeps 6 · 328 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $39,130ADR $157Occ ≈ 68%4.9★ (261)
Airbnb Vrbo Booking
Black Bear Hollow, your perfect 2bed 2bath escape in Cherry Log, Georgia!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $35,804ADR $217Occ ≈ 45%4.9★ (50)
Vrbo
Beary Irresistable - Hot tub & Prime Location!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $27,744ADR $188Occ ≈ 40%4.9★ (343)
Airbnb Vrbo
The Hilltop Hideaway
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $24,814ADR $96Occ ≈ 71%4.9★ (153)
Airbnb
Boujee Moose -new, hot tub, dog friendly, fire pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $45,568ADR $238Occ ≈ 52%4.8★ (60)
Airbnb Booking
Treehouse At Rock Creek | Cherry Log, Ga
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $52,280ADR $294Occ ≈ 49%4.8★ (19)
Airbnb Vrbo
"Hidden Ridge Hideaway" Gilmer Co STRL # 001598
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $30,426ADR $151Occ ≈ 55%5★ (209)
Airbnb Vrbo
Cabin with Breathtaking Mountain View & Hot Tub!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $25,083ADR $206Occ ≈ 33%5★ (58)
Airbnb Vrbo
Private Fire Pit View of Blue Ridge Mountains.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $26,479ADR $133Occ ≈ 55%4.8★ (322)
Airbnb Vrbo
*Little Cub Cabin*Views~Couples~Pets~HotTub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $55,602ADR $200Occ ≈ 76%4.8★ (88)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Summer special! Private creekside cabin w/ hot tub Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 6	$39,130	$157	68%	4.9★ (261)	328 ft	Airbnb Vrbo Booking
Black Bear Hollow, your perfect 2bed 2bath escape in Cherry Log, Georgia! Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$35,804	$217	45%	4.9★ (50)	0.1 mi	Vrbo
Beary Irresistable - Hot tub & Prime Location! Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 4	$27,744	$188	40%	4.9★ (343)	0.1 mi	Airbnb Vrbo
The Hilltop Hideaway Cabin A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 6	$24,814	$96	71%	4.9★ (153)	0.2 mi	Airbnb
Boujee Moose -new, hot tub, dog friendly, fire pit Cabin	2 bd · 2 ba · sleeps 4	$45,568	$238	52%	4.8★ (60)	0.3 mi	Airbnb Booking
Treehouse At Rock Creek \| Cherry Log, Ga Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 4	$52,280	$294	49%	4.8★ (19)	0.3 mi	Airbnb Vrbo
"Hidden Ridge Hideaway" Gilmer Co STRL # 001598 Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$30,426	$151	55%	5★ (209)	0.3 mi	Airbnb Vrbo
Cabin with Breathtaking Mountain View & Hot Tub! Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 4	$25,083	$206	33%	5★ (58)	0.4 mi	Airbnb Vrbo
Private Fire Pit View of Blue Ridge Mountains. Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 6	$26,479	$133	55%	4.8★ (322)	0.4 mi	Airbnb Vrbo
Little Cub CabinViews~Couples~Pets~HotTub Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 1 ba · sleeps 4	$55,602	$200	76%	4.8★ (88)	0.4 mi	Airbnb Vrbo

Show 2 more

Private Cabin, Deck and Views Blue Ridge Mountains
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $17,623ADR $124Occ ≈ 39%4.8★ (429)
Airbnb
Secret Mountain View in Blue Ridge Mountains
Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $31,384ADR $135Occ ≈ 64%4.8★ (278)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Private Cabin, Deck and Views Blue Ridge Mountains Cabin A/C Free parking Pets OK Wifi +5	2 bd · 2 ba · sleeps 6	$17,623	$124	39%	4.8★ (429)	0.4 mi	Airbnb
Secret Mountain View in Blue Ridge Mountains Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 5	$31,384	$135	64%	4.8★ (278)	0.5 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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$34,595

NOI

$14,672

Cash flow /mo

-$799

Cash needed

$123,271

Cash-on-cash

-7.8%

ROE (yr 1)

3.1%

Cap rate

4.0%

DSCR

0.60

Year-1 write-off

$80,149

Year-1 tax shield @ 32%

$25,648

Year-1 return on equity

Cash flow (annual)-$9,593
Principal paydown$2,350
Appreciation at%$11,097

ROE3.1%

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)$6,919
Platform fees (3% of revenue)$1,038
Maintenance / capex (5% of revenue)$1,730
Utilities & supplies$4,200
HOA$0
Property tax$2,041
Insurance (STR-rated)$3,995

Cash needed to close

Down payment (25%)$92,475
Closing costs (4.0%)$14,796
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$25,648

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

$252,000

Short-life (5/15-yr)

$63,000 · 25%

Year-1 deduction

$80,000

Year-1 tax shield @ 32%

$26,000

Land 32% (county tax record, market value split) · building $189,000 over 39 years · new furniture $16,000

Based on: 1,200 sq ft, built 2018, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $55,000 in year 1 (15% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$56,200

Kitchen cabinetsdefault
$8,400 new × 68% good × 1.24 allocation
$7,100
Kitchen countertopsdefault
$6,900 new × 68% good × 1.24 allocation
$5,800
Decorative trimdefault
$2,100 new × 68% good × 1.24 allocation
$1,800
Mirrorsdefault
$300 new × 40% good × 1.24 allocation
$100
Shelvingdefault
$900 new × 68% good × 1.24 allocation
$800
Window coverings (12)default
$3,000 new × 40% good × 1.24 allocation
$1,500
Carpet, vinyl & laminate (100% of floors)listing
$7,700 new × 40% good × 1.24 allocation
$3,800
Kitchen & laundry equipment plumbingdefault
$6,600 new × 84% good × 1.24 allocation
$6,800
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 84% good × 1.24 allocation
$4,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.24 allocation
$3,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.24 allocation
$4,500
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$22,900

Paving: driveway & walks (paved)default
$7,200 new × 68% good × 1.24 allocation
$6,100
Landscaping (typical)default
$6,900 new × 68% good × 1.24 allocation
$5,800
Patiosdefault
$1,200 new × 68% good × 1.24 allocation
$1,000
Decks & porches (attached)listing
$13,500 new × 60% good × 1.24 allocation
$10,100

Building, 39-year$189,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,900 new × 87% good × 1.24 allocation
$139,700
Building plumbing & fixturesdefault
$13,500 new × 84% good × 1.24 allocation
$14,000
Building electrical & lightingdefault
$12,500 new × 84% good × 1.24 allocation
$13,000
HVACdefault
$13,500 new × 60% good × 1.24 allocation
$10,100
Fireplacelisting
$2,600 new × 68% good × 1.24 allocation
$2,200
Septic systemlisting
$12,000 new × 68% good × 1.24 allocation
$10,100

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	$56,200	$22,900	$1,000	$80,100
2	$0	$0	$4,900	$4,900
3	$0	$0	$4,900	$4,900
4	$0	$0	$4,900	$4,900
5	$0	$0	$4,900	$4,900
6+	$0	$0	$168,800	$168,800
Total	$56,200	$22,900	$189,200	$268,300

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.