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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

32 Squirrel Trl

32 Squirrel Trl

Blue Ridge, GA 30513

$574,000

3 bd · 3 ba · 1,576 sqft · Listed 10d ago

View on Realtor.com →
Rental historyLow confidenceNegative cash flow

Year built

2022

Sqft

1,576

Lot sqft

30,056

HOA / mo

$0

Furnished

No

List date

2026-09-17T15:32:07.000000Z

Revenue

Annual revenue

$38,717

ADR

$264

Occupancy

40%

Cleaning fees (12 mo)

$8,918

Confidence

Low (38.68), 10 comps

Comp revenue range (p25 / median / p75)

$19,275$35,974$46,117

  • Hot Tub! Cozy, Modern Home. Walk to the Lake!

    House · 3 bd · 3 ba · sleeps 7 · 351 ft

    Revenue $35,319ADR $269Occ ≈ 36%5★ (66)

    AirbnbVrbo

  • Blue Ridge Cabin | Secret Red Room + Hot Tub

    House · 3 bd · 2.5 ba · sleeps 6 · 0.1 mi

    Revenue $20,284ADR $668Occ ≈ 8%5★ (13)

    AirbnbVrbo

  • Cozy Cabin in the Trees

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $13,281ADR $259Occ ≈ 14%5★ (12)

    AirbnbVrbo

  • Cozy home close to the Marina, Lake and Downtown

    Cottage · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $18,129ADR $151Occ ≈ 33%5★ (61)

    AirbnbVrbo

  • Lazy Bear Lodge! Minutes to Downtown Blue Ridge!

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

    Revenue $37,595ADR $265Occ ≈ 39%5★ (98)

    AirbnbVrbo

  • American Dream - Cozy Charm with a Fireplace

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $36,629ADR $226Occ ≈ 44%4.7★ (70)

    AirbnbVrboBooking

  • Mtn Views • Hot Tub • Treehouse • 2 Mi Town • 7acr

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $79,108ADR $294Occ ≈ 74%5★ (118)

    AirbnbVrbo

  • Lazy Bear Retreat - Idilic Mountain Getaway

    Cabin · 3 bd · 3 ba · sleeps 12 · 0.6 mi

    Revenue $18,939ADR $458Occ ≈ 11%—

    AirbnbVrbo

  • 3 Mi to Dtwn: Blue Ridge Cabin w/ Hot Tub & Views

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $48,957ADR $187Occ ≈ 72%4.6★ (49)

    AirbnbVrboBooking

  • 5 min to DWTN & Lake | MiniGolf, Arcades, Foosball

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi

    Revenue $77,036ADR $248Occ ≈ 85%5★ (413)

    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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$38,717

NOI

$15,333

Cash flow /mo

-$1,815

Cash needed

$191,960

Cash-on-cash

-11.3%

ROE (yr 1)

-0.4%

Cap rate

2.7%

DSCR

0.41

Year-1 write-off

$158,778

Year-1 tax shield @ 32%

$50,809

Year-1 return on equity

  • Cash flow (annual)-$21,784
  • Principal paydown$3,756
  • Appreciation at%$17,220
ROE-0.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)26.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$7,743
  • Platform fees (3% of revenue)$1,162
  • Maintenance / capex (5% of revenue)$1,936
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,230
  • Insurance (STR-rated)$6,113

Cash needed to close

  • Down payment (25%)$143,500
  • Closing costs (4.0%)$22,960
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$50,809

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

$555,000

Short-life (5/15-yr)

$132,000 · 24%

Year-1 deduction

$159,000

Year-1 tax shield @ 32%

$51,000

Land 3% (county tax record, market value split) · building $423,000 over 39 years · new furniture $26,000

Based on: 1,576 sq ft, built 2022, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $99,000 in year 1 (13% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$103,200

  • Kitchen cabinetsdefault

    $9,300 new × 84% good × 1.87 allocation

    $14,500

  • Kitchen countertopsdefault

    $7,600 new × 84% good × 1.87 allocation

    $11,900

  • Decorative trimdefault

    $2,800 new × 84% good × 1.87 allocation

    $4,300

  • Mirrorsdefault

    $500 new × 67% good × 1.87 allocation

    $600

  • Shelvingdefault

    $1,200 new × 84% good × 1.87 allocation

    $1,900

  • Window coverings (16)default

    $4,000 new × 60% good × 1.87 allocation

    $4,500

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 92% good × 1.87 allocation

    $12,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 92% good × 1.87 allocation

    $7,500

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

    $8,100 new × 67% good × 1.87 allocation

    $10,100

  • Hot tub (freestanding)listing

    $9,000 new × 60% good × 1.87 allocation

    $10,100

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$54,300

  • Paving: driveway & walks (paved)default

    $8,200 new × 84% good × 1.87 allocation

    $12,900

  • Landscaping (typical)default

    $7,900 new × 84% good × 1.87 allocation

    $12,400

  • Patiosdefault

    $1,600 new × 84% good × 1.87 allocation

    $2,400

  • Decks & porches (attached)listing

    $17,700 new × 80% good × 1.87 allocation

    $26,500
Building, 39-year$422,700

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

    $170,600 new × 93% good × 1.87 allocation

    $297,300

  • Building plumbing & fixturesdefault

    $17,700 new × 92% good × 1.87 allocation

    $30,400

  • Building electrical & lightingdefault

    $17,200 new × 92% good × 1.87 allocation

    $29,600

  • HVACdefault

    $17,800 new × 80% good × 1.87 allocation

    $26,500

  • Hardwood & tile floorsdefault

    $10,100 new × 84% good × 1.87 allocation

    $15,900

  • Fireplacelisting

    $2,600 new × 84% good × 1.87 allocation

    $4,100

  • Septic systemlisting

    $12,000 new × 84% good × 1.87 allocation

    $18,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$103,200$54,300$1,400$158,800
2$0$0$10,800$10,800
3$0$0$10,800$10,800
4$0$0$10,800$10,800
5$0$0$10,800$10,800
6+$0$0$378,000$378,000
Total$103,200$54,300$422,700$580,100

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: 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.