910 Hells Hollow Rd
Blue Ridge, GA 30513
$275,000
2 bd · 1 ba · 1,028 sqft · Listed today
View on Realtor.com →Year built
1962
Sqft
1,028
Lot sqft
46,609
HOA / mo
$0
Furnished
No
List date
2026-10-01T11:43:39.000000Z
Revenue
Annual revenue
$35,926
ADR
$177
Occupancy
56%
Cleaning fees (12 mo)
$8,072
Confidence
Med (59.3), 14 comps
Comp revenue range (p25 / median / p75)
Dunn Creek Guest House
House · 2 bd · 1.5 ba · sleeps 8 · 1.1 mi
Revenue $1,844ADR $153Occ ≈ 3%—
Our Favorite Place - Unwind in the Hot Tub or Relax by the Creekside Firepit
Vacation home · 2 bd · 2 ba · sleeps 6 · 1.3 mi
Revenue $28,686ADR $186Occ ≈ 42%4.8★ (2)
Creekside Log Cabin w/ Hot Tub & Outdoor Firepit
Cabin · 2 bd · 1 ba · sleeps 4 · 1.4 mi
Revenue $35,949ADR $220Occ ≈ 45%5★ (150)
Beautiful Log Cabin| Reduced Rates|Early Check-in
Cabin · 2 bd · 2 ba · sleeps 5 · 1.5 mi
Revenue $31,511ADR $149Occ ≈ 58%5★ (35)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Brew Ridge | Blue Ridge, Ga Cabin | 2 bd · 2 ba · sleeps 4 | $20,297 | $300 | 19% | 5★ (2) | 1.1 mi | AirbnbVrbo |
Cute secluded cabin for Summer stay! weekly deal Cabin | 2 bd · 1 ba · sleeps 4 | $27,972 | $171 | 45% | 4.5★ (59) | 1.1 mi | AirbnbVrboBooking |
Dunn Creek Guest House House | 2 bd · 1.5 ba · sleeps 8 | $1,844 | $153 | 3% | — | 1.1 mi | Airbnb |
Lee`s Lookout - Cherry Log, GA Cabin | 2 bd · 2 ba · sleeps 4 | $36,390 | $315 | 32% | 4.8★ (27) | 1.1 mi | AirbnbVrbo |
Cabin for nature loving souls, spring special here Cabin | 2 bd · 1 ba · sleeps 4 | $39,338 | $222 | 49% | 4.9★ (19) | 1.1 mi | AirbnbVrbo |
Our Favorite Place - Soaks & S’mores in Nature Cabin | 2 bd · 2 ba · sleeps 6 | $38,725 | $269 | 39% | 4.2★ (8) | 1.3 mi | AirbnbVrbo |
Our Favorite Place - Unwind in the Hot Tub or Relax by the Creekside Firepit Vacation home | 2 bd · 2 ba · sleeps 6 | $28,686 | $186 | 42% | 4.8★ (2) | 1.3 mi | Booking |
Creekside Log Cabin w/ Hot Tub & Outdoor Firepit Cabin | 2 bd · 1 ba · sleeps 4 | $35,949 | $220 | 45% | 5★ (150) | 1.4 mi | Airbnb |
Beautiful Log Cabin| Reduced Rates|Early Check-in Cabin | 2 bd · 2 ba · sleeps 5 | $31,511 | $149 | 58% | 5★ (35) | 1.5 mi | Airbnb |
Designer Creekside Retreat | Spa + Firepit Cabin | 2 bd · 1 ba · sleeps 4 | $58,028 | $237 | 67% | 5★ (124) | 1.6 mi | AirbnbVrbo |
Show all 14 comps
Jewels in the Ridge – Top Unit Only
Cabin · 2 bd · 1 ba · sleeps 6 · 1.8 mi
Revenue $22,282ADR $178Occ ≈ 34%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Jewels in the Ridge – Top Unit Only Cabin | 2 bd · 1 ba · sleeps 6 | $22,282 | $178 | 34% | — | 1.8 mi | Airbnb |
This Must Be The Place! House | 2 bd · 2 ba · sleeps 4 | $50,243 | $247 | 56% | 5★ (70) | 1.8 mi | AirbnbVrbo |
Blue Ridge Cottage: Modern Solace in the Mountains Cottage | 2 bd · 2 ba · sleeps 4 | $40,874 | $187 | 60% | 5★ (231) | 1.9 mi | AirbnbVrboBooking |
Long Range Views | Firepit | Sauna Cabin | 2 bd · 2 ba · sleeps 5 | $45,129 | $223 | 55% | 4.9★ (79) | 2.1 mi | AirbnbBooking |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$35,926
NOI
$18,294
Cash flow /mo
$43
Cash needed
$95,750
Cash-on-cash
0.5%
ROE (yr 1)
11.0%
Cap rate
6.7%
DSCR
1.03
Year-1 write-off
$86,450
Year-1 tax shield @ 32%
$27,664
Year-1 return on equity
- Cash flow (annual)$511
- Principal paydown$1,800
- Appreciation at%$8,250
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)$7,185
- Platform fees (3% of revenue)$1,078
- Maintenance / capex (5% of revenue)$1,796
- Utilities & supplies$4,200
- HOA$0
- Property tax$444
- Insurance (STR-rated)$2,929
Cash needed to close
- Down payment (25%)$68,750
- Closing costs (4.0%)$11,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,664
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
$259,000
Short-life (5/15-yr)
$70,000 · 27%
Year-1 deduction
$86,000
Year-1 tax shield @ 32%
$28,000
Land 6% (county tax record, market value split) · building $189,000 over 39 years · new furniture $16,000
Based on: 1,028 sq ft, built 1962, 2 bd / 1 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $51,000 in year 1 (13% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,000
Kitchen cabinetsdefault
$8,100 new × 40% good × 2.80 allocation
- $7,400
Kitchen countertopsdefault
$6,600 new × 40% good × 2.80 allocation
- $2,000
Decorative trimdefault
$1,800 new × 40% good × 2.80 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.80 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.80 allocation
- $2,800
Window coverings (10)default
$2,500 new × 40% good × 2.80 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$6,300 new × 40% good × 2.80 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 2.80 allocation
- $5,300
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 2.80 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,300
Paving: driveway & walks (paved)default
$6,600 new × 50% good × 2.80 allocation
- $4,500
Landscaping (minimal)listing
$3,200 new × 50% good × 2.80 allocation
- $1,400
Patiosdefault
$1,000 new × 50% good × 2.80 allocation
- $16,200
Decks & porches (attached)listing
$11,600 new × 50% good × 2.80 allocation
- $124,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$111,300 new × 40% good × 2.80 allocation
- $12,900
Building plumbing & fixturesdefault
$11,500 new × 40% good × 2.80 allocation
- $11,500
Building electrical & lightingdefault
$10,300 new × 40% good × 2.80 allocation
- $13,000
HVACdefault
$11,600 new × 40% good × 2.80 allocation
- $7,400
Hardwood & tile floorsdefault
$6,600 new × 40% good × 2.80 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.80 allocation
- $16,800
Septic systemlisting
$12,000 new × 50% good × 2.80 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,900 | $31,400 | $200 | $86,500 |
| 2 | $0 | $0 | $4,800 | $4,800 |
| 3 | $0 | $0 | $4,800 | $4,800 |
| 4 | $0 | $0 | $4,800 | $4,800 |
| 5 | $0 | $0 | $4,800 | $4,800 |
| 6+ | $0 | $0 | $169,400 | $169,400 |
| Total | $54,900 | $31,400 | $189,000 | $275,300 |
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.