Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

79 N Dream Catcher

Blue Ridge, GA 30513

$439,900

2 bd · 1 ba · 924 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

2022

Sqft

924

Lot sqft

47,045

HOA / mo

None

Furnished

Yes

List date

2026-10-14T19:13:44.000000Z

Revenue

Annual revenue

$44,838

ADR

$207

Occupancy

59%

Cleaning fees (12 mo)

$10,378

Confidence

Med (54.34), 19 comps

Comp revenue range (p25 / median / p75)

$29,352$37,669$48,525

Median revenue of shown comps: $37,669

Streams & Dreams • Hot Tub•Pet Friendly•Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 4 · 135 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $54,462ADR $206Occ ≈ 72%4.8★ (202)
Airbnb Vrbo
Tranquil Modern Luxury Cabin Escape
Cabin · 2 bd · 1 ba · sleeps 6 · 282 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $61,477ADR $280Occ ≈ 60%4.9★ (142)
Airbnb Vrbo
Pocahontas Cabin w/ Mtn View and Indoor Hot Tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $34,757ADR $175Occ ≈ 54%4.9★ (84)
Airbnb Vrbo
Newly Constructed Modern Farmhouse w/ Hot Tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $46,880ADR $306Occ ≈ 42%5★ (143)
Airbnb Vrbo Booking
Cuttin’ up Cabin by Sawartist
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $39,043ADR $174Occ ≈ 61%4.5★ (62)
Delisted
Katahdin Cabin Tranquil inside Hot tub!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $36,964ADR $181Occ ≈ 56%4.7★ (101)
Airbnb Vrbo
BUDDHA BLUE RIDGE DREAMCATCHER ~ 2Bd 2Bth Brand New Custom Cabin 2 miles to town
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $23,170ADR $366Occ ≈ 17%5★ (43)
Vrbo
Eagles Nest with an amazing view and hot tub
Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $37,648ADR $188Occ ≈ 55%5★ (181)
Airbnb
Love Nest in Blue Ridge
Chalet · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $43,085ADR $171Occ ≈ 69%4.5★ (93)
Booking
Cozy Romantic Cabin with Beautiful View! Hot Tub! Near Downtown! As Low As 125!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $67,898ADR $201Occ ≈ 93%5★ (623)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Streams & Dreams • Hot Tub•Pet Friendly•Blue Ridge Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 1 ba · sleeps 4	$54,462	$206	72%	4.8★ (202)	135 ft	Airbnb Vrbo
Tranquil Modern Luxury Cabin Escape Cabin Hot tub A/C Free parking Wifi +3	2 bd · 1 ba · sleeps 6	$61,477	$280	60%	4.9★ (142)	282 ft	Airbnb Vrbo
Pocahontas Cabin w/ Mtn View and Indoor Hot Tub Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 6	$34,757	$175	54%	4.9★ (84)	0.1 mi	Airbnb Vrbo
Newly Constructed Modern Farmhouse w/ Hot Tub Cabin Hot tub A/C Free parking Wifi +3	2 bd · 1 ba · sleeps 4	$46,880	$306	42%	5★ (143)	0.1 mi	Airbnb Vrbo Booking
Cuttin’ up Cabin by Sawartist Cabin	2 bd · 2 ba · sleeps 6	$39,043	$174	61%	4.5★ (62)	0.2 mi	Delisted
Katahdin Cabin Tranquil inside Hot tub! Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 2 ba · sleeps 6	$36,964	$181	56%	4.7★ (101)	0.2 mi	Airbnb Vrbo
BUDDHA BLUE RIDGE DREAMCATCHER ~ 2Bd 2Bth Brand New Custom Cabin 2 miles to town Cabin Hot tub A/C Free parking Wifi +2	2 bd · 2 ba · sleeps 4	$23,170	$366	17%	5★ (43)	0.2 mi	Vrbo
Eagles Nest with an amazing view and hot tub Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 1.5 ba · sleeps 4	$37,648	$188	55%	5★ (181)	0.3 mi	Airbnb
Love Nest in Blue Ridge Chalet	2 bd · 1 ba · sleeps 4	$43,085	$171	69%	4.5★ (93)	0.3 mi	Booking
Cozy Romantic Cabin with Beautiful View! Hot Tub! Near Downtown! As Low As 125! Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 2 ba · sleeps 4	$67,898	$201	93%	5★ (623)	0.3 mi	Vrbo

Show 10 more

Cozy cabin with indoor hot tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $45,308ADR $214Occ ≈ 58%5★ (1)
Delisted
Views, Hot Tub, Fire Pit & 10 Min to Downtown BR
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $63,693ADR $258Occ ≈ 68%5★ (58)
Airbnb Vrbo
The Treehouse | Hot Tub | Retreat to Nature
Cabin · 2 bd · 2 ba · sleeps 7 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $53,459ADR $258Occ ≈ 57%4.9★ (120)
Airbnb Vrbo
Vista Cabin Getaway – Perfect Views + Dog Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $31,412ADR $139Occ ≈ 62%4.8★ (24)
Airbnb Vrbo
*Specials/2 King beds/View/Fire Pit/HotTub/Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $35,756ADR $259Occ ≈ 38%4.9★ (378)
Airbnb
Otter's Creek -Close to Town, Hot Tub, EV Charger
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $752ADR $188Occ ≈ 1%—
Airbnb Vrbo
Enchanting cabin in Blue Ridge area!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $18,093ADR $207Occ ≈ 24%4.8★ (9)
Delisted
New A-Frame - Mountain Views, Hot Tub & Fire Pit
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $16,036ADR $203Occ ≈ 22%5★ (33)
Airbnb Vrbo
Cozy Cabin, Pioneer Lodge, Hot Tub, min from Blue
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +1
Revenue $37,689ADR $227Occ ≈ 45%4.9★ (151)
Airbnb Vrbo Booking
*Specials/View/Dog Friendly/Quiet/Into Thin Ayer
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $16,527ADR $191Occ ≈ 24%4.8★ (154)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy cabin with indoor hot tub Cabin	2 bd · 1 ba · sleeps 4	$45,308	$214	58%	5★ (1)	0.4 mi	Delisted
Views, Hot Tub, Fire Pit & 10 Min to Downtown BR Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 6	$63,693	$258	68%	5★ (58)	0.4 mi	Airbnb Vrbo
The Treehouse \| Hot Tub \| Retreat to Nature Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 2 ba · sleeps 7	$53,459	$258	57%	4.9★ (120)	0.4 mi	Airbnb Vrbo
Vista Cabin Getaway – Perfect Views + Dog Friendly Cabin A/C Free parking Pets OK Wifi +2	2 bd · 2 ba · sleeps 6	$31,412	$139	62%	4.8★ (24)	0.4 mi	Airbnb Vrbo
*Specials/2 King beds/View/Fire Pit/HotTub/Dogs OK Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 2 ba · sleeps 6	$35,756	$259	38%	4.9★ (378)	0.4 mi	Airbnb
Otter's Creek -Close to Town, Hot Tub, EV Charger Cabin	2 bd · 2 ba · sleeps 4	$752	$188	1%	—	0.5 mi	Airbnb Vrbo
Enchanting cabin in Blue Ridge area! Cabin	2 bd · 2 ba · sleeps 4	$18,093	$207	24%	4.8★ (9)	0.6 mi	Delisted
New A-Frame - Mountain Views, Hot Tub & Fire Pit Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 1 ba · sleeps 4	$16,036	$203	22%	5★ (33)	0.6 mi	Airbnb Vrbo
Cozy Cabin, Pioneer Lodge, Hot Tub, min from Blue Cabin Hot tub A/C Free parking Wifi +1	2 bd · 1.5 ba · sleeps 6	$37,689	$227	45%	4.9★ (151)	0.6 mi	Airbnb Vrbo Booking
*Specials/View/Dog Friendly/Quiet/Into Thin Ayer Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 4	$16,527	$191	24%	4.8★ (154)	0.6 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

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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$44,838

NOI

$22,018

Cash flow /mo

-$621

Cash needed

$127,571

Cash-on-cash

-5.8%

ROE (yr 1)

6.6%

Cap rate

5.0%

DSCR

0.75

Year-1 write-off

$109,229

Year-1 tax shield @ 32%

$34,953

Year-1 return on equity

Cash flow (annual)-$7,447
Principal paydown$2,675
Appreciation at%$13,197

ROE6.6%

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)$8,968
Platform fees (3% of revenue)$1,345
Maintenance / capex (5% of revenue)$2,242
Utilities & supplies$4,200
HOA$0
Property tax$1,380
Insurance (STR-rated)$4,685

Cash needed to close

Down payment (25%)$109,975
Closing costs (4.0%)$17,596
Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

Tax shield @ 32%$34,953

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

$407,000

Short-life (5/15-yr)

$109,000 · 27%

Year-1 deduction

$109,000

Year-1 tax shield @ 32%

$35,000

Land 7% (county tax record, market value split) · building $299,000 over 39 years

Based on: 924 sq ft, built 2022, 2 bd / 1 ba, furnished, listing features (hot tub, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $77,000 in year 1 (19% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,900

Kitchen cabinetsdefault
$7,800 new × 84% good × 2.18 allocation
$14,400
Kitchen countertopsdefault
$6,400 new × 84% good × 2.18 allocation
$11,800
Decorative trimdefault
$1,600 new × 84% good × 2.18 allocation
$3,000
Mirrorsdefault
$200 new × 67% good × 2.18 allocation
$200
Shelvingdefault
$900 new × 84% good × 2.18 allocation
$1,700
Window coverings (9)default
$2,300 new × 60% good × 2.18 allocation
$2,900
Kitchen & laundry equipment plumbingdefault
$6,100 new × 92% good × 2.18 allocation
$12,200
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 92% good × 2.18 allocation
$7,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 67% good × 2.18 allocation
$11,200
Hot tub (freestanding)listing
$9,000 new × 60% good × 2.18 allocation
$11,800
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
$6,400

15-year land improvements$26,000

Paving: driveway & walks (paved)default
$6,300 new × 84% good × 2.18 allocation
$11,600
Landscaping (typical)default
$6,100 new × 84% good × 2.18 allocation
$11,100
Patiosdefault
$900 new × 84% good × 2.18 allocation
$1,700
Decks & porches (attached)default
$900 new × 80% good × 2.18 allocation
$1,600

Building, 39-year$298,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$99,900 new × 93% good × 2.18 allocation
$203,700
Building plumbing & fixturesdefault
$10,300 new × 92% good × 2.18 allocation
$20,800
Building electrical & lightingdefault
$9,000 new × 92% good × 2.18 allocation
$18,100
HVACdefault
$10,400 new × 80% good × 2.18 allocation
$18,200
Hardwood & tile floorsdefault
$5,900 new × 84% good × 2.18 allocation
$10,900
Fireplacelisting
$2,600 new × 84% good × 2.18 allocation
$4,800
Septic systemlisting
$12,000 new × 84% good × 2.18 allocation
$22,000

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	$82,900	$26,000	$300	$109,200
2	$0	$0	$7,700	$7,700
3	$0	$0	$7,700	$7,700
4	$0	$0	$7,700	$7,700
5	$0	$0	$7,700	$7,700
6+	$0	$0	$267,600	$267,600
Total	$82,900	$26,000	$298,500	$407,400

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.