Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Butler Creek Rd Lot 8

Cherry Log, GA 30522

$399,000

2 bd · 2 ba · 912 sqft · Listed 1d ago

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

912

Lot sqft

123,275

HOA / mo

Furnished

List date

2026-10-27T20:49:34.000000Z

Revenue

Annual revenue

$29,140

ADR

$199

Occupancy

40%

Cleaning fees (12 mo)

$6,846

Confidence

Low (50.48), 19 comps

Comp revenue range (p25 / median / p75)

$24,989$37,724$55,629

Median revenue of shown comps: $37,724

Brand-new woodland cabin with lovely deck, firepit, fireplace & forest views
Cabin · 2 bd · 2 ba · sleeps 6 · 0 ft
Revenue $20,522ADR $218Occ ≈ 26%4.7★ (48)
Vrbo
Sunset Ridge - Mountain views, hot tub
Cabin · 2 bd · 2 ba · sleeps 4 · 269 ft
Revenue $65,041ADR $240Occ ≈ 74%5★ (175)
Airbnb Vrbo
Black Bear Hollow
Cabin · 2 bd · 2 ba · sleeps 4 · 384 ft
Revenue $37,640ADR $228Occ ≈ 45%5★ (47)
Airbnb
Haley Glen Cherry Log
Cabin · 2 bd · 2 ba · sleeps 6 · 453 ft
Revenue $11,801ADR $208Occ ≈ 16%4.8★ (108)
Airbnb Vrbo Booking
Proof in the Reviews | Comfort | Amenities
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $66,864ADR $242Occ ≈ 76%5★ (278)
Airbnb Vrbo
Prime Mountain Location, Views, Hot Tub, Fire Pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $23,005ADR $292Occ ≈ 22%5★ (27)
Airbnb Vrbo
Mountain View|<10 mins to City! Fireplace, Hot tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $58,459ADR $256Occ ≈ 63%5★ (140)
Airbnb Vrbo
Cozy Blue Ridge Cabin w/ Hottub: Under the Hemlock
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $37,724ADR $138Occ ≈ 75%5★ (206)
Airbnb Vrbo
Relaxing Getaway! Cozy Cabin w Hot Tub & Firepit
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $52,798ADR $175Occ ≈ 83%4.9★ (282)
Airbnb Vrbo
A Sunset Dream' - Upscale Blue Ridge Cabin!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $44,183ADR $208Occ ≈ 58%5★ (305)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Brand-new woodland cabin with lovely deck, firepit, fireplace & forest views Cabin	2 bd · 2 ba · sleeps 6	$20,522	$218	26%	4.7★ (48)	0 ft	Vrbo
Sunset Ridge - Mountain views, hot tub Cabin	2 bd · 2 ba · sleeps 4	$65,041	$240	74%	5★ (175)	269 ft	Airbnb Vrbo
Black Bear Hollow Cabin	2 bd · 2 ba · sleeps 4	$37,640	$228	45%	5★ (47)	384 ft	Airbnb
Haley Glen Cherry Log Cabin	2 bd · 2 ba · sleeps 6	$11,801	$208	16%	4.8★ (108)	453 ft	Airbnb Vrbo Booking
Proof in the Reviews \| Comfort \| Amenities Cabin	2 bd · 2 ba · sleeps 6	$66,864	$242	76%	5★ (278)	0.1 mi	Airbnb Vrbo
Prime Mountain Location, Views, Hot Tub, Fire Pit Cabin	2 bd · 2 ba · sleeps 4	$23,005	$292	22%	5★ (27)	0.4 mi	Airbnb Vrbo
Mountain View\|<10 mins to City! Fireplace, Hot tub Cabin	2 bd · 2 ba · sleeps 4	$58,459	$256	63%	5★ (140)	0.4 mi	Airbnb Vrbo
Cozy Blue Ridge Cabin w/ Hottub: Under the Hemlock Cabin	2 bd · 1 ba · sleeps 4	$37,724	$138	75%	5★ (206)	0.7 mi	Airbnb Vrbo
Relaxing Getaway! Cozy Cabin w Hot Tub & Firepit Cabin	2 bd · 1 ba · sleeps 4	$52,798	$175	83%	4.9★ (282)	0.7 mi	Airbnb Vrbo
A Sunset Dream' - Upscale Blue Ridge Cabin! Cabin	2 bd · 2 ba · sleeps 6	$44,183	$208	58%	5★ (305)	0.7 mi	Airbnb Vrbo Booking

Show 9 more

Discover tranquility at Hidden Oasis
Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $44,329ADR $182Occ ≈ 67%4.8★ (94)
Airbnb Vrbo Booking
Quiet Days & Long Views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $31,939ADR $151Occ ≈ 58%4.8★ (234)
Airbnb
Cozy/Romantic hideaway/King bed/Hot Tub/Lake View
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $51,199ADR $217Occ ≈ 65%5★ (114)
Airbnb
Makin' Memories- hot tub,screened porch,solo stove
Cabin · 2 bd · 1 ba · sleeps 5 · 0.7 mi
Revenue $26,972ADR $183Occ ≈ 40%5★ (258)
Airbnb
Couple’s Escape Mtn Views • Hot Tub • Cozy Firepit
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.7 mi
Revenue $75,721ADR $280Occ ≈ 74%5★ (155)
Airbnb Vrbo
Lake Hideaway 2 - Glory Living
Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $65,845ADR $221Occ ≈ 82%5★ (408)
Airbnb Vrbo
Traveller - Cherry Log, GA
Cabin · 2 bd · 2 ba · sleeps 5 · 0.8 mi
Revenue $4,913ADR $701Occ ≈ 2%—
Delisted
Traveller - Cherry Log, GA
Cabin · 2 bd · 2 ba · sleeps 5 · 0.8 mi
Revenue $34,149ADR $230Occ ≈ 41%4.6★ (48)
Airbnb Booking
Blue Ridge | Secluded Classic Cabin with Fire Pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.8 mi
Revenue $20,253ADR $172Occ ≈ 32%4.8★ (61)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Discover tranquility at Hidden Oasis Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 2 ba · sleeps 5	$44,329	$182	67%	4.8★ (94)	0.7 mi	Airbnb Vrbo Booking
Quiet Days & Long Views Cabin A/C Free parking Wifi Kitchen +3	2 bd · 2 ba · sleeps 6	$31,939	$151	58%	4.8★ (234)	0.7 mi	Airbnb
Cozy/Romantic hideaway/King bed/Hot Tub/Lake View Cabin	2 bd · 1 ba · sleeps 4	$51,199	$217	65%	5★ (114)	0.7 mi	Airbnb
Makin' Memories- hot tub,screened porch,solo stove Cabin	2 bd · 1 ba · sleeps 5	$26,972	$183	40%	5★ (258)	0.7 mi	Airbnb
Couple’s Escape Mtn Views • Hot Tub • Cozy Firepit Cabin	2 bd · 2.5 ba · sleeps 6	$75,721	$280	74%	5★ (155)	0.7 mi	Airbnb Vrbo
Lake Hideaway 2 - Glory Living Cabin A/C Free parking Wifi Kitchen +3	2 bd · 2 ba · sleeps 8	$65,845	$221	82%	5★ (408)	0.7 mi	Airbnb Vrbo
Traveller - Cherry Log, GA Cabin	2 bd · 2 ba · sleeps 5	$4,913	$701	2%	—	0.8 mi	Delisted
Traveller - Cherry Log, GA Cabin	2 bd · 2 ba · sleeps 5	$34,149	$230	41%	4.6★ (48)	0.8 mi	Airbnb Booking
Blue Ridge \| Secluded Classic Cabin with Fire Pit Cabin	2 bd · 2 ba · sleeps 4	$20,253	$172	32%	4.8★ (61)	0.8 mi	Airbnb Vrbo

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$29,140

NOI

$9,240

Cash flow /mo

-$1,440

Cash needed

$131,710

Cash-on-cash

-13.1%

ROE (yr 1)

-2.2%

Cap rate

2.3%

DSCR

0.35

Year-1 write-off

$114,558

Year-1 tax shield @ 32%

$36,659

Year-1 return on equity

Cash flow (annual)-$17,285
Principal paydown$2,465
Appreciation at%$11,970

ROE-2.2%

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)$5,828
Platform fees (3% of revenue)$874
Maintenance / capex (5% of revenue)$1,457
Utilities & supplies$4,200
HOA$0
Property tax$3,232
Insurance (STR-rated)$4,309

Cash needed to close

Down payment (25%)$99,750
Closing costs (4.0%)$15,960
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$36,659

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$339,000

Short-life (5/15-yr)

$98,000 · 29%

Year-1 deduction

$115,000

Year-1 tax shield @ 32%

$37,000

Land 15% (market default, no usable tax-record split) · building $241,000 over 39 years · new furniture $16,000

Based on: 912 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $70,000 in year 1 (16% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,200

Kitchen cabinetsdefault
$7,800 new × 100% good × 1.62 allocation
$12,700
Kitchen countertopsdefault
$6,400 new × 100% good × 1.62 allocation
$10,400
Decorative trimdefault
$1,600 new × 100% good × 1.62 allocation
$2,600
Mirrorsdefault
$300 new × 100% good × 1.62 allocation
$500
Shelvingdefault
$900 new × 100% good × 1.62 allocation
$1,500
Window coverings (9)default
$2,300 new × 100% good × 1.62 allocation
$3,700
Kitchen & laundry equipment plumbingdefault
$6,100 new × 100% good × 1.62 allocation
$9,900
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 100% good × 1.62 allocation
$6,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 1.62 allocation
$13,200
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$38,100

Paving: driveway & walks (paved)default
$6,300 new × 100% good × 1.62 allocation
$10,200
Landscaping (typical)default
$6,000 new × 100% good × 1.62 allocation
$9,800
Patiosdefault
$900 new × 100% good × 1.62 allocation
$1,500
Decks & porches (attached)listing
$10,300 new × 100% good × 1.62 allocation
$16,700

Building, 39-year$240,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$98,400 new × 100% good × 1.62 allocation
$159,900
Building plumbing & fixturesdefault
$10,200 new × 100% good × 1.62 allocation
$16,600
Building electrical & lightingdefault
$8,800 new × 100% good × 1.62 allocation
$14,300
HVACdefault
$10,300 new × 100% good × 1.62 allocation
$16,700
Hardwood & tile floorsdefault
$5,900 new × 100% good × 1.62 allocation
$9,500
Fireplacelisting
$2,600 new × 100% good × 1.62 allocation
$4,300
Septic systemlisting
$12,000 new × 100% good × 1.62 allocation
$19,500

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	$76,200	$38,100	$300	$114,600
2	$0	$0	$6,200	$6,200
3	$0	$0	$6,200	$6,200
4	$0	$0	$6,200	$6,200
5	$0	$0	$6,200	$6,200
6+	$0	$0	$215,900	$215,900
Total	$76,200	$38,100	$240,800	$355,100

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: 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.