431 Sunrise Valley Rd

Blue Ridge, GA 30513

$540,000

3 bd · 2 ba · 1,872 sqft · Listed 1d ago

View on Realtor.com →

Year built

1999

Sqft

1,872

Lot sqft

73,181

HOA / mo

None

Furnished

List date

2026-10-22T23:06:00.000000Z

Revenue

Annual revenue

$47,722

ADR

$260

Occupancy

50%

Cleaning fees (12 mo)

$10,469

Confidence

Low (51.63), 14 comps

Comp revenue range (p25 / median / p75)

$34,436$51,354$60,520

Median revenue of shown comps: $51,354

Sugar Creek Retreat-Hot Tub & Creek Front
Cabin · 3 bd · 2 ba · sleeps 6 · 233 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $31,872ADR $205Occ ≈ 43%4.6★ (52)
Airbnb Vrbo Booking
Story Book Cabin| Mnt Views| Close to DT| Hot Tub
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $69,889ADR $342Occ ≈ 56%5★ (57)
Airbnb Vrbo Booking
The Summit on Sunrise | Blue Ridge | Hot Tub
House · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $60,862ADR $225Occ ≈ 74%5★ (36)
Airbnb Vrbo
Story Book Cabin with Mountain Views, Game Cave, Hot Tub and Close to Downtown
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $42,129ADR $359Occ ≈ 32%5★ (4)
Delisted
The Sugarcreek Farmhouse•Hot Tub|Theater|Fire Pit
House · 3 bd · 3 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $57,966ADR $304Occ ≈ 52%4.9★ (26)
Airbnb Vrbo
Fall is Here! King Suite, Fire Pit, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $54,810ADR $277Occ ≈ 54%5★ (433)
Airbnb
As Good As It Gets
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $46,623ADR $289Occ ≈ 44%5★ (5)
Airbnb Booking
Luxury Cabin with amazing sunsets! Close to Downtown Blue Ridge!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $81,756ADR $410Occ ≈ 55%5★ (164)
Vrbo
Mountain Retreat-Jacuzzi-GamesHouse
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $59,494ADR $221Occ ≈ 74%5★ (109)
Airbnb Vrbo
Private Cozy Cabin w/ Hot Tub in Blue Ridge!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $47,897ADR $237Occ ≈ 55%4.7★ (41)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Sugar Creek Retreat-Hot Tub & Creek Front Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$31,872	$205	43%	4.6★ (52)	233 ft	Airbnb Vrbo Booking
Story Book Cabin\| Mnt Views\| Close to DT\| Hot Tub Cabin Hot tub A/C Free parking Wifi +5	3 bd · 2.5 ba · sleeps 8	$69,889	$342	56%	5★ (57)	0.2 mi	Airbnb Vrbo Booking
The Summit on Sunrise \| Blue Ridge \| Hot Tub House A/C Free parking Pets OK Wifi +5	3 bd · 3 ba · sleeps 8	$60,862	$225	74%	5★ (36)	0.2 mi	Airbnb Vrbo
Story Book Cabin with Mountain Views, Game Cave, Hot Tub and Close to Downtown Cabin	3 bd · 2.5 ba · sleeps 8	$42,129	$359	32%	5★ (4)	0.3 mi	Delisted
The Sugarcreek Farmhouse•Hot Tub\|Theater\|Fire Pit House Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 8	$57,966	$304	52%	4.9★ (26)	0.4 mi	Airbnb Vrbo
Fall is Here! King Suite, Fire Pit, Hot Tub Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 8	$54,810	$277	54%	5★ (433)	0.5 mi	Airbnb
As Good As It Gets Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2.5 ba · sleeps 6	$46,623	$289	44%	5★ (5)	0.5 mi	Airbnb Booking
Luxury Cabin with amazing sunsets! Close to Downtown Blue Ridge! Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 6	$81,756	$410	55%	5★ (164)	0.6 mi	Vrbo
Mountain Retreat-Jacuzzi-GamesHouse Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 2 ba · sleeps 6	$59,494	$221	74%	5★ (109)	0.6 mi	Airbnb Vrbo
Private Cozy Cabin w/ Hot Tub in Blue Ridge! Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 8	$47,897	$237	55%	4.7★ (41)	0.7 mi	Airbnb Vrbo Booking

Show 4 more

Mtn View, Hot Tub, Outside Fireplace-WAKIN
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $65,584ADR $419Occ ≈ 43%4.8★ (71)
Airbnb Vrbo Booking
Moonshine Hollow Cabin
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
- Hot tub
- A/C
- Wifi
- Kitchen
- +2
Revenue $4,017ADR $191Occ ≈ 6%4.4★ (19)
Airbnb
Secluded & upgraded cottage w/ game room, wraparound deck, & private hot tub
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $19,271ADR $213Occ ≈ 25%4.7★ (172)
Delisted
Moonshine Overlook Lodge
Cabin · 3 bd · 3 ba · sleeps 8 · 0.8 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +3
Revenue $12,662ADR $301Occ ≈ 12%5★ (16)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mtn View, Hot Tub, Outside Fireplace-WAKIN Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 6	$65,584	$419	43%	4.8★ (71)	0.7 mi	Airbnb Vrbo Booking
Moonshine Hollow Cabin Cabin Hot tub A/C Wifi Kitchen +2	3 bd · 3 ba · sleeps 7	$4,017	$191	6%	4.4★ (19)	0.7 mi	Airbnb
Secluded & upgraded cottage w/ game room, wraparound deck, & private hot tub Cabin	3 bd · 3 ba · sleeps 7	$19,271	$213	25%	4.7★ (172)	0.7 mi	Delisted
Moonshine Overlook Lodge Cabin Hot tub A/C Pets OK Wifi +3	3 bd · 3 ba · sleeps 8	$12,662	$301	12%	5★ (16)	0.8 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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$47,722

NOI

$23,685

Cash flow /mo

$1,974

Cash needed

$587,100

Cash-on-cash (all cash)

4.0%

ROE (yr 1)

6.8%

Cap rate

4.4%

DSCR

—

Year-1 write-off

$107,724

Year-1 tax shield @ 32%

$34,472

Year-1 return on equity

Cash flow (annual)$23,685
Principal paydown (n/a, cash)$0
Appreciation at%$16,200

ROE6.8%

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)$9,544
Platform fees (3% of revenue)$1,432
Maintenance / capex (5% of revenue)$2,386
Utilities & supplies$4,200
HOA$0
Property tax$724
Insurance (STR-rated)$5,751

Cash needed to close

Purchase price (all cash)$540,000
Closing costs (4.0%)$21,600
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$34,472

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

$486,000

Short-life (5/15-yr)

$82,000 · 17%

Year-1 deduction

$108,000

Year-1 tax shield @ 32%

$34,000

Land 10% (county tax record, market value split) · building $404,000 over 39 years · new furniture $26,000

Based on: 1,872 sq ft, built 1999, 3 bd / 2 ba, unfurnished, listing features (game room, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $81,000 in year 1 (11% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$78,700

Kitchen cabinetsdefault
$9,900 new × 40% good × 2.69 allocation
$10,600
Kitchen countertopsdefault
$8,100 new × 40% good × 2.69 allocation
$8,700
Decorative trimdefault
$3,300 new × 40% good × 2.69 allocation
$3,500
Mirrorsdefault
$300 new × 40% good × 2.69 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.69 allocation
$1,300
Window coverings (19)default
$4,800 new × 40% good × 2.69 allocation
$5,100
Kitchen & laundry equipment plumbingdefault
$7,700 new × 46% good × 2.69 allocation
$9,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 46% good × 2.69 allocation
$5,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.69 allocation
$8,300
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$28,600

Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.69 allocation
$12,100
Landscaping (typical)default
$8,600 new × 50% good × 2.69 allocation
$11,600
Patiosdefault
$1,800 new × 50% good × 2.69 allocation
$2,500
Decks & porches (attached)default
$1,800 new × 50% good × 2.69 allocation
$2,500

Building, 39-year$404,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,000 new × 55% good × 2.69 allocation
$300,200
Building plumbing & fixturesdefault
$21,100 new × 46% good × 2.69 allocation
$26,000
Building electrical & lightingdefault
$21,000 new × 46% good × 2.69 allocation
$26,000
HVACdefault
$21,100 new × 40% good × 2.69 allocation
$22,700
Hardwood & tile floorsdefault
$12,000 new × 40% good × 2.69 allocation
$13,000
Septic systemlisting
$12,000 new × 50% good × 2.69 allocation
$16,100

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	$78,700	$28,600	$400	$107,700
2	$0	$0	$10,400	$10,400
3	$0	$0	$10,400	$10,400
4	$0	$0	$10,400	$10,400
5	$0	$0	$10,400	$10,400
6+	$0	$0	$362,100	$362,100
Total	$78,700	$28,600	$404,000	$511,200

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.