500 Flat Creek Cir
Blue Ridge, GA 30513
$619,900
3 bd · 3 ba · 1,920 sqft · Listed 1d ago
View on Realtor.com →Year built
2005
Sqft
1,920
Lot sqft
60,113
HOA / mo
None
Furnished
Yes
List date
2026-10-30T21:24:17.000000Z
Revenue
Annual revenue
$55,353
ADR
$296
Occupancy
51%
Cleaning fees (12 mo)
$6,010
Confidence
Med (54.9), 17 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,222
Eagles Landing - Blue Ridge, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room, and Voll
Vacation home · 3 bd · 3 ba · sleeps 8 · 69 ft
Revenue $67,444ADR $325Occ ≈ 57%—
Rustic Elegance
Cabin · 3 bd · 2.5 ba · sleeps 6 · 469 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $46,915ADR $284Occ ≈ 45%4.7★ (14)
Rivers D Lite - Beautiful Toccoa River Front Cabin in Heart of Aska Adventure
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $109,028ADR $449Occ ≈ 67%5★ (1)
A River Retreat is an Authentic A-Frame with 200' frontage on the Toccoa River
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $43,567ADR $249Occ ≈ 48%4.4★ (44)
The Edison - Hot Tub | Shuffleboard | Arcade Game | Firepit
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $28,435ADR $303Occ ≈ 26%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Eagles Landing - Blue Ridge, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room, and Voll Vacation home | 3 bd · 3 ba · sleeps 8 | $67,444 | $325 | 57% | — | 69 ft | Booking |
Hot Tub & Game Room: Blue Ridge Getaway Cabin
| 3 bd · 3 ba · sleeps 8 | $32,627 | $230 | 39% | 4.8★ (36) | 262 ft | AirbnbVrboBooking |
Eagles Landing - Blue Ridge GA Cabin
| 3 bd · 3 ba · sleeps 8 | $41,222 | $258 | 44% | 5★ (5) | 469 ft | AirbnbVrbo |
Rustic Elegance Cabin
| 3 bd · 2.5 ba · sleeps 6 | $46,915 | $284 | 45% | 4.7★ (14) | 469 ft | Airbnb |
Rivers D Lite - Beautiful Toccoa River Front Cabin in Heart of Aska Adventure Cabin | 3 bd · 2 ba · sleeps 6 | $109,028 | $449 | 67% | 5★ (1) | 0.1 mi | Booking |
Pick's Riverside Retreat Retreat on the Toccoa Cabin
| 3 bd · 2 ba · sleeps 7 | $52,624 | $339 | 43% | 4.5★ (80) | 0.1 mi | AirbnbVrbo |
A River Retreat is an Authentic A-Frame with 200' frontage on the Toccoa River Cabin
| 3 bd · 2 ba · sleeps 6 | $43,567 | $249 | 48% | 4.4★ (44) | 0.2 mi | Vrbo |
Rivers D Lite - Blue Ridge GA Cabin
| 3 bd · 2.5 ba · sleeps 6 | $95,094 | $359 | 73% | 4.9★ (8) | 0.2 mi | AirbnbVrbo |
The Edison - Hot Tub | Shuffleboard | Arcade Game | Firepit Vacation home | 3 bd · 3 ba · sleeps 8 | $28,435 | $303 | 26% | — | 0.2 mi | Booking |
Songbird Ridge - Aska Adventure Area | Panoramic Views | Hot Tub | Outdoor Fireplace Cabin
| 3 bd · 3 ba · sleeps 6 | $61,662 | $506 | 33% | 5★ (3) | 0.2 mi | VrboBooking |
Show 6 more
Luxury MTN House *Breathtaking Views* Hot Tub* 2 Outdoor Fireplaces *Fire Pit
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $32,115ADR $420Occ ≈ 21%5★ (132)
Skyline Serenity: MountBlue Mountain Oasis
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $23,695ADR $269Occ ≈ 24%4.6★ (60)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Edison - Hot Tub | Shuffleboard | Arcade Game Cabin
| 3 bd · 3 ba · sleeps 8 | $32,588 | $321 | 28% | 4.7★ (13) | 0.3 mi | AirbnbVrbo |
Aska Base Camp Cabin Cabin
| 3 bd · 2 ba · sleeps 7 | $53,154 | $235 | 62% | 4.8★ (162) | 0.3 mi | AirbnbVrboBooking |
Luxury MTN House *Breathtaking Views* Hot Tub* 2 Outdoor Fireplaces *Fire Pit Cabin
| 3 bd · 3 ba · sleeps 8 | $32,115 | $420 | 21% | 5★ (132) | 0.3 mi | Vrbo |
Mountain View*Hot Tub*Game Rm*Aska Adventure Area Cabin
| 3 bd · 3 ba · sleeps 8 | $44,876 | $300 | 41% | 4.8★ (45) | 0.4 mi | AirbnbVrbo |
Skyline Serenity: MountBlue Mountain Oasis Cabin | 3 bd · 3 ba · sleeps 10 | $23,695 | $269 | 24% | 4.6★ (60) | 0.5 mi | Delisted |
Hiker’s Dream in sought after Aska Adventure Area Cabin
| 3 bd · 2 ba · sleeps 6 | $40,495 | $214 | 52% | 5★ (13) | 0.7 mi | 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
Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$55,353
NOI
$27,308
Cash flow /mo
-$1,133
Cash needed
$179,771
Cash-on-cash
-7.6%
ROE (yr 1)
4.9%
Cap rate
4.4%
DSCR
0.67
Year-1 write-off
$117,244
Year-1 tax shield @ 32%
$37,518
Year-1 return on equity
- Cash flow (annual)-$13,590
- Principal paydown$3,892
- Appreciation at%$18,597
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)$11,071
- Platform fees (3% of revenue)$1,661
- Maintenance / capex (5% of revenue)$2,768
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,744
- Insurance (STR-rated)$6,602
Cash needed to close
- Down payment (25%)$154,975
- Closing costs (4.0%)$24,796
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,518
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
$596,000
Short-life (5/15-yr)
$117,000 · 20%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$38,000
Land 4% (county tax record, market value split) · building $480,000 over 39 years
Based on: 1,920 sq ft, built 2005, 3 bd / 3 ba, furnished, listing features (hot tub, fence, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $90,000 in year 1 (15% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.67 allocation
- $8,800
Kitchen countertopsdefault
$8,200 new × 40% good × 2.67 allocation
- $3,600
Decorative trimdefault
$3,400 new × 40% good × 2.67 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.67 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.67 allocation
- $5,100
Window coverings (19)default
$4,800 new × 40% good × 2.67 allocation
- $4,400
Carpet, vinyl & laminate (33% of floors)listing
$4,100 new × 40% good × 2.67 allocation
- $12,100
Kitchen & laundry equipment plumbingdefault
$7,800 new × 58% good × 2.67 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 58% good × 2.67 allocation
- $8,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.67 allocation
- $9,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.67 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $12,100
Paving: driveway & walks (paved)default
$9,100 new × 50% good × 2.67 allocation
- $11,700
Landscaping (typical)default
$8,700 new × 50% good × 2.67 allocation
- $2,500
Patiosdefault
$1,900 new × 50% good × 2.67 allocation
- $2,500
Decks & porches (attached)default
$1,900 new × 50% good × 2.67 allocation
- $8,000
Fencinglisting
$6,000 new × 50% good × 2.67 allocation
- $361,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$208,100 new × 65% good × 2.67 allocation
- $33,500
Building plumbing & fixturesdefault
$21,600 new × 58% good × 2.67 allocation
- $33,500
Building electrical & lightingdefault
$21,600 new × 58% good × 2.67 allocation
- $23,100
HVACdefault
$21,600 new × 40% good × 2.67 allocation
- $8,800
Hardwood & tile floorsdefault
$8,200 new × 40% good × 2.67 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.67 allocation
- $16,000
Septic systemlisting
$12,000 new × 50% good × 2.67 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,800 | $36,900 | $500 | $117,200 |
| 2 | $0 | $0 | $12,300 | $12,300 |
| 3 | $0 | $0 | $12,300 | $12,300 |
| 4 | $0 | $0 | $12,300 | $12,300 |
| 5 | $0 | $0 | $12,300 | $12,300 |
| 6+ | $0 | $0 | $430,000 | $430,000 |
| Total | $79,800 | $36,900 | $479,700 | $596,500 |
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.