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Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

159 Pack Creek Rd

159 Pack Creek Rd

Blue Ridge, GA 30513

$334,500

2 bd · 1 ba · 672 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1995

Sqft

672

Lot sqft

77,972

HOA / mo

$0

Furnished

No

List date

2026-11-02T16:40:31.000000Z

Revenue

Annual revenue

$34,835

ADR

$156

Occupancy

61%

Cleaning fees (12 mo)

$8,487

Confidence

High (70.94), 8 comps

Comp revenue range (p25 / median / p75)

$30,574$34,627$37,996

Median revenue of shown comps: $34,627

  • Cabin for nature loving souls, spring special here

    Cabin · 2 bd · 1 ba · sleeps 4 · 118 ft

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,742ADR $224Occ ≈ 45%4.9★ (19)

    AirbnbVrbo

  • Cute secluded cabin for Summer stay! weekly deal

    Cabin · 2 bd · 1 ba · sleeps 4 · 397 ft

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $25,607ADR $172Occ ≈ 41%4.5★ (60)

    AirbnbVrboBooking

  • Our Favorite Place - Soaks & S’mores in Nature

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $41,759ADR $273Occ ≈ 42%4.3★ (10)

    AirbnbVrbo

  • Brew Ridge | Blue Ridge, Ga

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $22,122ADR $296Occ ≈ 20%5★ (2)

    AirbnbVrbo

  • Creekside Log Cabin w/ Hot Tub & Outdoor Firepit

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi

    • Hot tub
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $36,393ADR $221Occ ≈ 45%5★ (151)

    Airbnb

  • Our Favorite Place - Unwind in the Hot Tub or Relax by the Creekside Firepit

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $32,860ADR $200Occ ≈ 45%4.8★ (2)

    Booking

  • Beautiful Log Cabin| Reduced Rates|Early Check-in

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $32,229ADR $148Occ ≈ 60%5★ (39)

    Airbnb

  • Designer Creekside Retreat | Spa + Firepit

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $55,646ADR $239Occ ≈ 64%5★ (130)

    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

Financing
Management
Term

Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

Est. revenue

$34,835

NOI

$16,403

Cash flow /mo

-$472

Cash needed

$113,005

Cash-on-cash

-5.0%

ROE (yr 1)

5.7%

Cap rate

4.9%

DSCR

0.74

Year-1 write-off

$95,260

Year-1 tax shield @ 32%

$30,483

Year-1 return on equity

  • Cash flow (annual)-$5,666
  • Principal paydown$2,100
  • Appreciation at%$10,035
ROE5.7%

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)$6,967
  • Platform fees (3% of revenue)$1,045
  • Maintenance / capex (5% of revenue)$1,742
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$916
  • Insurance (STR-rated)$3,562

Cash needed to close

  • Down payment (25%)$83,625
  • Closing costs (4.0%)$13,380
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$30,483

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

$262,000

Short-life (5/15-yr)

$79,000 · 30%

Year-1 deduction

$95,000

Year-1 tax shield @ 32%

$30,000

Land 22% (county tax record, market value split) · building $183,000 over 39 years · new furniture $16,000

Based on: 672 sq ft, built 1995, 2 bd / 1 ba, unfurnished, listing features (fence, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $72,000 in year 1 (21% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,700

  • Kitchen cabinetsdefault

    $7,300 new × 40% good × 3.51 allocation

    $10,200

  • Kitchen countertopsdefault

    $6,000 new × 40% good × 3.51 allocation

    $8,400

  • Decorative trimdefault

    $1,200 new × 40% good × 3.51 allocation

    $1,700

  • Mirrorsdefault

    $200 new × 40% good × 3.51 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 3.51 allocation

    $1,300

  • Window coverings (7)default

    $1,800 new × 40% good × 3.51 allocation

    $2,500

  • Kitchen & laundry equipment plumbingdefault

    $5,700 new × 40% good × 3.51 allocation

    $7,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,400 new × 40% good × 3.51 allocation

    $4,800

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 3.51 allocation

    $10,800

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$31,400

  • Paving: driveway & walks (paved)default

    $5,400 new × 50% good × 3.51 allocation

    $9,400

  • Landscaping (typical)default

    $5,200 new × 50% good × 3.51 allocation

    $9,100

  • Patiosdefault

    $700 new × 50% good × 3.51 allocation

    $1,200

  • Decks & porches (attached)default

    $700 new × 50% good × 3.51 allocation

    $1,200

  • Fencinglisting

    $6,000 new × 50% good × 3.51 allocation

    $10,500
Building, 39-year$182,800

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $72,400 new × 48% good × 3.51 allocation

    $122,800

  • Building plumbing & fixturesdefault

    $7,500 new × 40% good × 3.51 allocation

    $10,500

  • Building electrical & lightingdefault

    $5,800 new × 40% good × 3.51 allocation

    $8,100

  • HVACdefault

    $7,600 new × 40% good × 3.51 allocation

    $10,600

  • Hardwood & tile floorsdefault

    $4,300 new × 40% good × 3.51 allocation

    $6,100

  • Fireplacelisting

    $2,600 new × 40% good × 3.51 allocation

    $3,700

  • Septic systemlisting

    $12,000 new × 50% good × 3.51 allocation

    $21,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$63,700$31,400$200$95,300
2$0$0$4,700$4,700
3$0$0$4,700$4,700
4$0$0$4,700$4,700
5$0$0$4,700$4,700
6+$0$0$163,900$163,900
Total$63,700$31,400$182,800$277,900

The building's share of the price ($262,000) is 3.5x our depreciated replacement cost of the home ($75,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.