12 Dream Catcher
Blue Ridge, GA 30513
$895,000
3 bd · 3 ba · 2,660 sqft · Listed 13d ago
View on Realtor.com →Year built
2019
Sqft
2,660
Lot sqft
49,223
HOA / mo
None
Furnished
Yes
List date
2026-09-14T15:16:12.000000Z
Revenue
Annual revenue
$53,676
ADR
$297
Occupancy
50%
Cleaning fees (12 mo)
$11,119
Confidence
Low (32.88), 50 comps
Comp revenue range (p25 / median / p75)
Bigfoot's Hideout
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $10,375ADR $408Occ ≈ 7%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Dream’n- modern, dog friendly, hot tub House | 3 bd · 2.5 ba · sleeps 8 | $123,996 | $408 | 83% | 5★ (41) | 295 ft | AirbnbVrbo |
All Decked Out- Screened Porch | Outdoor Fireplace | Luxurious Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $50,086 | $466 | 29% | 4.7★ (20) | 0.1 mi | AirbnbVrboBooking |
Modern Mountain Cabin w/ Games & Outdoor Living Cabin | 3 bd · 3 ba · sleeps 8 | $44,618 | $339 | 36% | 5★ (44) | 0.2 mi | AirbnbVrbo |
Mountain Solace- Pets OK, Arcade Games, Hot Tub Cabin | 3 bd · 3 ba · sleeps 9 | $63,764 | $399 | 44% | 5★ (10) | 0.2 mi | AirbnbVrbo |
Bigfoot's Hideout - Treehouse, Arcade, Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $12,399 | $326 | 10% | 4.2★ (6) | 0.2 mi | AirbnbVrbo |
Bigfoot's Hideout Vacation home | 3 bd · 2 ba · sleeps 6 | $10,375 | $408 | 7% | — | 0.2 mi | Booking |
Family Mountain Retreat | Hot Tub, Games & Views Cabin | 3 bd · 3 ba · sleeps 6 | $56,295 | $265 | 58% | 4.9★ (171) | 0.2 mi | AirbnbVrbo |
Picabo Cabin Getaway Cabin | 3 bd · 3 ba · sleeps 6 | $4,138 | $185 | 6% | 4.5★ (164) | 0.2 mi | AirbnbVrbo |
Cherokee Dreamer`s Den | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $72,268 | $347 | 57% | 4.8★ (68) | 0.2 mi | AirbnbVrbo |
Dream Catcher - Blue Ridge, GA Cabin | 3 bd · 3.5 ba · sleeps 6 | $84,769 | $365 | 64% | 4.9★ (35) | 0.2 mi | AirbnbVrboBooking |
Show all 50 comps
Lofty Willow Lodge - Modern Mountain Home
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $1,514ADR $302Occ ≈ 1%—
Moonlight Creek Cabin- PRIVATE MOUNTAIN CABIN- 5 mins to Downtown Blue Ridge
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $12,354ADR $295Occ ≈ 11%4.6★ (19)
Lucille's Creekside Hideaway
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $1,085ADR $217Occ ≈ 1%4.6★ (59)
The Squirrel's Nest
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $3,831ADR $180Occ ≈ 6%5★ (5)
Creekside, family-friendly cabin w/ a private hot tub, game room, & firepit
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $20,829ADR $221Occ ≈ 26%4.5★ (80)
Blue Ridge Cabin Retreat; Amongst The Clouds
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.6 mi
Revenue $33,193ADR $221Occ ≈ 41%5★ (353)
Lizard Lookout Cabin, Pets Welcome!
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $53,761ADR $244Occ ≈ 60%4.7★ (12)
Pets Welcome · Hot Tub · Stargazing Deck · Firepit
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $22,411ADR $224Occ ≈ 27%4.8★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A Point of View - Cozy, secluded, all paved roads Cabin | 3 bd · 3.5 ba · sleeps 6 | $76,715 | $385 | 55% | 5★ (168) | 0.2 mi | AirbnbVrbo |
Babbling Brook - 10 Minutes Downtown Blue Ridge Cabin | 3 bd · 2.5 ba · sleeps 6 | $59,723 | $319 | 51% | 4.7★ (37) | 0.3 mi | AirbnbVrboBooking |
Lofty Willow Lodge - Modern Mountain Home House | 3 bd · 2 ba · sleeps 6 | $1,514 | $302 | 1% | — | 0.3 mi | Airbnb |
Tondelia- Master on Main, Indoor Hot Tub, Mtn View Cabin | 3 bd · 3.5 ba · sleeps 8 | $35,686 | $316 | 31% | 4.7★ (13) | 0.3 mi | AirbnbVrboBooking |
Moonlight Creek Cabin- PRIVATE MOUNTAIN CABIN- 5 mins to Downtown Blue Ridge Cabin | 3 bd · 3 ba · sleeps 10 | $12,354 | $295 | 11% | 4.6★ (19) | 0.3 mi | Vrbo |
Hilltop Hideaway- EV Charger, HotTub, Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $74,511 | $343 | 60% | 5★ (21) | 0.4 mi | AirbnbVrboBooking |
Escape to Dream Catcher Cabin | 3 bd · 3 ba · sleeps 8 | $51,109 | $314 | 45% | 4.8★ (8) | 0.4 mi | AirbnbVrboBooking |
Family Retreat - Sauna, Hot tub, Views, Game Rm House | 3 bd · 3 ba · sleeps 10 | $85,631 | $325 | 72% | 4.9★ (80) | 0.4 mi | AirbnbVrbo |
Mountain View. Hot tub. Private Cabin | 3 bd · 2 ba · sleeps 4 | $28,315 | $244 | 32% | 5★ (181) | 0.4 mi | AirbnbVrbo |
Lucille's Creekside Hideaway Cabin | 3 bd · 3 ba · sleeps 6 | $1,085 | $217 | 1% | 4.6★ (59) | 0.4 mi | Airbnb |
Family Oasis w/ Game Room & 2 Decks in Blue Ridge! Cabin | 3 bd · 3.5 ba · sleeps 4 | $57,499 | $274 | 57% | 4.9★ (8) | 0.4 mi | AirbnbVrboBooking |
The Brantley Tranquil Escape Cabin | 3 bd · 2 ba · sleeps 8 | $12,214 | $278 | 12% | 3.4★ (5) | 0.4 mi | AirbnbVrbo |
The Squirrel's Nest Cabin | 3 bd · 3 ba · sleeps 6 | $3,831 | $180 | 6% | 5★ (5) | 0.5 mi | Airbnb |
Creekside, family-friendly cabin w/ a private hot tub, game room, & firepit Cabin | 3 bd · 3 ba · sleeps 6 | $20,829 | $221 | 26% | 4.5★ (80) | 0.5 mi | Vrbo |
Blueberry Hill - S’mores & Soaks by Starlight Cabin | 3 bd · 3 ba · sleeps 8 | $36,012 | $329 | 30% | 4.8★ (11) | 0.5 mi | AirbnbVrboBooking |
Hidden Moose Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $17,139 | $177 | 27% | 4.9★ (54) | 0.5 mi | AirbnbVrbo |
Serenity on The Mountain | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $30,302 | $337 | 25% | 4.5★ (34) | 0.5 mi | AirbnbVrbo |
Foxhollow - Great deal! Minutes to Blue Ridge! Cabin | 3 bd · 3 ba · sleeps 8 | $65,514 | $310 | 58% | 5★ (53) | 0.5 mi | AirbnbVrbo |
Mountain View Cabin w/ Hot Tub & Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $57,596 | $298 | 53% | 4.7★ (124) | 0.5 mi | AirbnbVrboBooking |
Singing Pines- Mtn Views, Close to Town, Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,439 | $348 | 29% | 4.2★ (5) | 0.5 mi | AirbnbVrboBooking |
Luxury cabin mins to downtown; sleeps 10 Cabin | 3 bd · 3 ba · sleeps 10 | $23,067 | $273 | 23% | 4.8★ (243) | 0.5 mi | AirbnbVrboBooking |
Our Blue Heaven- Close to Town, Hot Tub, Billiards Cabin | 3 bd · 3 ba · sleeps 6 | $78,287 | $323 | 66% | 5★ (74) | 0.6 mi | AirbnbVrboBooking |
A Beary Good Life Cabin | 3 bd · 3.5 ba · sleeps 6 | $35,862 | $281 | 35% | 5★ (2) | 0.6 mi | AirbnbBooking |
Blue Ridge Cabin Retreat; Amongst The Clouds Cabin | 3 bd · 3.5 ba · sleeps 8 | $33,193 | $221 | 41% | 5★ (353) | 0.6 mi | Airbnb |
Tucked Away Cabin, Dog Friendly, Blue Ridge, Ga Cabin | 3 bd · 3 ba · sleeps 6 | $30,661 | $243 | 35% | 5★ (117) | 0.6 mi | AirbnbVrbo |
Ken's Cabin Blue Ridge Cabin | 3 bd · 3.5 ba · sleeps 8 | $16,553 | $295 | 15% | 4.9★ (40) | 0.6 mi | AirbnbVrboBooking |
Luxury Cabin Minutes to DWTN Blue Ridge All Paved Cabin | 3 bd · 3 ba · sleeps 10 | $21,428 | $329 | 18% | 4.8★ (157) | 0.6 mi | AirbnbVrbo |
Luxury Mountain View Cabin with Jacuzzi Cabin | 3 bd · 3 ba · sleeps 6 | $59,103 | $324 | 50% | 5★ (139) | 0.6 mi | AirbnbVrbo |
Above & Beyond Lodge | Blue Ridge, Ga Cabin | 3 bd · 3 ba · sleeps 6 | $53,931 | $409 | 36% | 4.8★ (24) | 0.6 mi | AirbnbVrbo |
Rustic Comfort Cabin | 3 bd · 3 ba · sleeps 8 | $22,421 | $296 | 21% | 5★ (161) | 0.6 mi | AirbnbVrbo |
Paddy`s Porch | Blue Ridge, GA Cabin | 3 bd · 2 ba · sleeps 6 | $18,183 | $332 | 15% | 4.6★ (9) | 0.6 mi | AirbnbVrbo |
Cabin in Blue Ridge with Hot Tub & Panoramic Views Cabin | 3 bd · 3 ba · sleeps 8 | $75,970 | $275 | 76% | 5★ (188) | 0.7 mi | AirbnbVrbo |
❤️ Calico Cabin Mtn Views! Hot tub, Firepit, pets! Cabin | 3 bd · 3.5 ba · sleeps 8 | $51,262 | $284 | 49% | 5★ (383) | 0.7 mi | AirbnbVrbo |
Designer Cabin • MTN Views • Hot-Tub • Mins to DT Cabin | 3 bd · 2.5 ba · sleeps 8 | $105,059 | $381 | 76% | 5★ (62) | 0.7 mi | AirbnbVrbo |
Hot Tub + Mtn Views: Peaceful Blue Ridge Retreat! House | 3 bd · 3.5 ba · sleeps 6 | $13,526 | $216 | 17% | 5★ (137) | 0.7 mi | AirbnbVrboBooking |
Mountain Views | Fireplace Deck | Game Room Cabin | 3 bd · 3 ba · sleeps 7 | $51,727 | $340 | 42% | 5★ (31) | 0.7 mi | AirbnbVrboBooking |
Mountain Views Private Deck |5 min to Town|Games! Cabin | 3 bd · 3 ba · sleeps 8 | $52,026 | $269 | 53% | 5★ (120) | 0.7 mi | AirbnbVrbo |
Beautiful 3 bedroom cabin with hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $7,982 | $349 | 6% | 4.8★ (32) | 0.7 mi | AirbnbVrbo |
Lizard Lookout Cabin, Pets Welcome! Vacation home | 3 bd · 2 ba · sleeps 6 | $53,761 | $244 | 60% | 4.7★ (12) | 0.7 mi | Booking |
Pets Welcome · Hot Tub · Stargazing Deck · Firepit House | 3 bd · 2 ba · sleeps 6 | $22,411 | $224 | 27% | 4.8★ (12) | 0.7 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
Est. revenue
$53,676
NOI
$21,745
Cash flow /mo
$1,812
Cash needed
$930,800
Cash-on-cash (all cash)
2.3%
ROE (yr 1)
5.2%
Cap rate
2.4%
DSCR
—
Year-1 write-off
$143,256
Year-1 tax shield @ 32%
$45,842
Year-1 return on equity
- Cash flow (annual)$21,745
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,735
- Platform fees (3% of revenue)$1,610
- Maintenance / capex (5% of revenue)$2,684
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,170
- Insurance (STR-rated)$9,532
Cash needed to close
- Purchase price (all cash)$895,000
- Closing costs (4.0%)$35,800
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,842
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
$866,000
Short-life (5/15-yr)
$141,000 · 16%
Year-1 deduction
$143,000
Year-1 tax shield @ 32%
$46,000
Land 3% (county tax record, market value split) · building $725,000 over 39 years
Based on: 2,660 sq ft, built 2019, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $99,000 in year 1 (11% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,500
Kitchen cabinetsdefault
$11,600 new × 72% good × 2.08 allocation
- $14,300
Kitchen countertopsdefault
$9,500 new × 72% good × 2.08 allocation
- $7,000
Decorative trimdefault
$4,700 new × 72% good × 2.08 allocation
- $400
Mirrorsdefault
$500 new × 42% good × 2.08 allocation
- $1,800
Shelvingdefault
$1,200 new × 72% good × 2.08 allocation
- $5,600
Window coverings (27)default
$6,800 new × 40% good × 2.08 allocation
- $5,000
Carpet, vinyl & laminate (33% of floors)listing
$5,700 new × 42% good × 2.08 allocation
- $16,200
Kitchen & laundry equipment plumbingdefault
$9,000 new × 86% good × 2.08 allocation
- $9,800
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 86% good × 2.08 allocation
- $6,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 42% good × 2.08 allocation
- $7,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.08 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $16,100
Paving: driveway & walks (paved)default
$10,700 new × 72% good × 2.08 allocation
- $15,400
Landscaping (typical)default
$10,300 new × 72% good × 2.08 allocation
- $3,900
Patiosdefault
$2,600 new × 72% good × 2.08 allocation
- $3,600
Decks & porches (attached)default
$2,600 new × 65% good × 2.08 allocation
- $532,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$289,000 new × 88% good × 2.08 allocation
- $53,800
Building plumbing & fixturesdefault
$30,000 new × 86% good × 2.08 allocation
- $55,600
Building electrical & lightingdefault
$31,000 new × 86% good × 2.08 allocation
- $40,600
HVACdefault
$30,000 new × 65% good × 2.08 allocation
- $17,100
Hardwood & tile floorsdefault
$11,400 new × 72% good × 2.08 allocation
- $7,900
Fireplaces (2)listing
$5,300 new × 72% good × 2.08 allocation
- $18,000
Septic systemlisting
$12,000 new × 72% good × 2.08 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,900 | $39,000 | $2,300 | $143,300 |
| 2 | $0 | $0 | $18,600 | $18,600 |
| 3 | $0 | $0 | $18,600 | $18,600 |
| 4 | $0 | $0 | $18,600 | $18,600 |
| 5 | $0 | $0 | $18,600 | $18,600 |
| 6+ | $0 | $0 | $648,500 | $648,500 |
| Total | $101,900 | $39,000 | $725,200 | $866,100 |
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.