411 Highland Cir
Blue Ridge, GA 30513
$900,000
3 bd · 3 ba · 2,016 sqft · Listed 1d ago
View on Realtor.com →Year built
2017
Sqft
2,016
Lot sqft
41,382
HOA / mo
None
Furnished
No
List date
2026-10-01T18:10:27.000000Z
Revenue
Annual revenue
$36,534
ADR
$228
Occupancy
44%
Cleaning fees (12 mo)
$6,488
Confidence
Low (50.36), 15 comps
Comp revenue range (p25 / median / p75)
Two King Suites! Endless View! Close to Town. All paved roads. Pet Friendly.
Cabin · 3 bd · 3.5 ba · sleeps 6 · 220 ft
Revenue $54,764ADR $203Occ ≈ 74%5★ (321)
Holiday House
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $37,874ADR $316Occ ≈ 33%—
My Deer Cabin Come make lasting memories with us.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $31,797ADR $175Occ ≈ 50%5★ (64)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Two King Suites! Endless View! Close to Town. All paved roads. Pet Friendly. Cabin | 3 bd · 3.5 ba · sleeps 6 | $54,764 | $203 | 74% | 5★ (321) | 220 ft | Vrbo |
Mae’s Cottage in the Clouds Cabin | 3 bd · 2 ba · sleeps 6 | $18,705 | $209 | 25% | 4.8★ (160) | 417 ft | AirbnbVrboBooking |
Blue Moon Rise -Pets OK, Mountain View, Hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $13,531 | $366 | 10% | 5★ (2) | 0.1 mi | AirbnbVrbo |
Blue Moon Rise | Top Luxury with Vineyard Views House | 3 bd · 3 ba · sleeps 6 | $36,753 | $294 | 34% | 5★ (15) | 0.1 mi | AirbnbVrbo |
Holiday House- Pet Friendly, HotTub, Modern Luxury Cabin | 3 bd · 2 ba · sleeps 8 | $40,521 | $339 | 33% | 4.8★ (11) | 0.1 mi | AirbnbVrbo |
Holiday House Vacation home | 3 bd · 2 ba · sleeps 8 | $37,874 | $316 | 33% | — | 0.2 mi | Booking |
Logging Memories | $179 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $36,727 | $339 | 30% | 4.8★ (152) | 0.2 mi | AirbnbVrboBooking |
Peaceful Living - Hot tub plus great location! Cabin | 3 bd · 3 ba · sleeps 7 | $24,970 | $261 | 26% | 4★ (46) | 0.3 mi | AirbnbVrboBooking |
Sleepy Bear Hideaway- Close to Train & Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $23,112 | $338 | 19% | 5★ (34) | 0.6 mi | AirbnbVrboBooking |
My Deer Cabin Come make lasting memories with us. Cabin | 3 bd · 3 ba · sleeps 6 | $31,797 | $175 | 50% | 5★ (64) | 0.6 mi | Airbnb |
Show all 15 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Bearadise Cabin | 3 bd · 3 ba · sleeps 8 | $2,994 | $149 | 6% | — | 0.6 mi | Airbnb |
 *NEW* Cabin with HOT TUB! | Fox Run Cabin | 3 bd · 2 ba · sleeps 8 | $15,816 | $575 | 8% | 4.7★ (78) | 0.6 mi | AirbnbVrbo |
 Sun Rise Cabin - Blue Ridge Mountain View Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $46,085 | $251 | 50% | 4.9★ (95) | 0.7 mi | AirbnbVrbo |
 Brand New! Huge Deck, Spa, Fire Pit, Ping Pong! Cabin | 3 bd · 2 ba · sleeps 10 | $54,120 | $226 | 66% | 4.9★ (202) | 0.7 mi | AirbnbVrbo |
 4 BR cabin with hot tub, firepit & mountain views Cabin | 3 bd · 3 ba · sleeps 8 | $20,165 | $280 | 20% | 4.9★ (11) | 0.7 mi | AirbnbVrboBooking |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$36,534
NOI
$11,423
Cash flow /mo
-$4,015
Cash needed
$280,500
Cash-on-cash
-17.2%
ROE (yr 1)
-5.6%
Cap rate
1.3%
DSCR
0.19
Year-1 write-off
$139,963
Year-1 tax shield @ 32%
$44,788
Year-1 return on equity
- Cash flow (annual)-$48,181
- Principal paydown$5,605
- Appreciation at%$27,000
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)$7,307
- Platform fees (3% of revenue)$1,096
- Maintenance / capex (5% of revenue)$1,827
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,096
- Insurance (STR-rated)$9,585
Cash needed to close
- Down payment (25%)$225,000
- Closing costs (4.0%)$36,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,788
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
$800,000
Short-life (5/15-yr)
$120,000 · 15%
Year-1 deduction
$140,000
Year-1 tax shield @ 32%
$45,000
Land 11% (county tax record, market value split) · building $680,000 over 39 years · new furniture $20,000
Based on: 2,016 sq ft, built 2017, 3 bd / 3 ba, unfurnished, listing features (flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $96,000 in year 1 (9% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,700
Kitchen cabinetsdefault
$10,200 new × 64% good × 2.70 allocation
- $14,500
Kitchen countertopsdefault
$8,400 new × 64% good × 2.70 allocation
- $6,100
Decorative trimdefault
$3,500 new × 64% good × 2.70 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.70 allocation
- $2,100
Shelvingdefault
$1,200 new × 64% good × 2.70 allocation
- $5,400
Window coverings (20)default
$5,000 new × 40% good × 2.70 allocation
- $17,600
Kitchen & laundry equipment plumbingdefault
$8,000 new × 82% good × 2.70 allocation
- $10,700
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 82% good × 2.70 allocation
- $7,200
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.70 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $16,100
Paving: driveway & walks (paved)default
$9,300 new × 64% good × 2.70 allocation
- $15,500
Landscaping (typical)default
$9,000 new × 64% good × 2.70 allocation
- $3,400
Patiosdefault
$2,000 new × 64% good × 2.70 allocation
- $3,000
Decks & porches (attached)default
$2,000 new × 55% good × 2.70 allocation
- $502,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$218,600 new × 85% good × 2.70 allocation
- $50,300
Building plumbing & fixturesdefault
$22,700 new × 82% good × 2.70 allocation
- $50,600
Building electrical & lightingdefault
$22,800 new × 82% good × 2.70 allocation
- $33,800
HVACdefault
$22,700 new × 55% good × 2.70 allocation
- $22,400
Hardwood & tile floorsdefault
$13,000 new × 64% good × 2.70 allocation
- $20,800
Septic systemlisting
$12,000 new × 64% good × 2.70 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,200 | $38,000 | $700 | $140,000 |
| 2 | $0 | $0 | $17,400 | $17,400 |
| 3 | $0 | $0 | $17,400 | $17,400 |
| 4 | $0 | $0 | $17,400 | $17,400 |
| 5 | $0 | $0 | $17,400 | $17,400 |
| 6+ | $0 | $0 | $609,700 | $609,700 |
| Total | $101,200 | $38,000 | $680,200 | $819,400 |
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.