1132 Hells Hollow Rd
Blue Ridge, GA 30513
$725,000
3 bd · 2 ba · 3,328 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
3,328
Lot sqft
443,876
HOA / mo
None
Furnished
Yes
List date
2026-10-23T17:28:09.000000Z
Revenue
Annual revenue
$39,634
ADR
$228
Occupancy
48%
Cleaning fees (12 mo)
$7,492
Confidence
Low (45.65), 15 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $37,455
Beautiful 3BR/3BA Luxury Cabin in Blue Ridge
Cabin · 3 bd · 3 ba · sleeps 6 · 1.7 mi
Revenue $47,136ADR $251Occ ≈ 51%4.9★ (40)
Highlands Haven
Cabin · 3 bd · 3 ba · sleeps 6 · 1.8 mi
Revenue $6,112ADR $201Occ ≈ 8%5★ (2)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beautiful 3BR/3BA Luxury Cabin in Blue Ridge Cabin | 3 bd · 3 ba · sleeps 6 | $47,136 | $251 | 51% | 4.9★ (40) | 1.7 mi | Airbnb |
Hot Tub & Riverside Firepit | 3 Fireplaces Cabin | 3 bd · 3 ba · sleeps 6 | $64,222 | $251 | 70% | 5★ (1) | 1.7 mi | AirbnbBooking |
Secluded cabin w/game room and mountain views Cabin
| 3 bd · 2.5 ba · sleeps 8 | $44,856 | $193 | 64% | 4.8★ (42) | 1.7 mi | AirbnbVrboBooking |
Highlands Haven Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $7,205 | $232 | 9% | 4.8★ (8) | 1.7 mi | AirbnbVrbo |
Cabin at Twin Creeks Cabin
| 3 bd · 3 ba · sleeps 8 | $23,660 | $266 | 24% | 4.9★ (75) | 1.8 mi | AirbnbVrboBooking |
Highlands Haven Cabin | 3 bd · 3 ba · sleeps 6 | $6,112 | $201 | 8% | 5★ (2) | 1.8 mi | Delisted |
Blue Ridge, McCaysville, Creek, Game Room, Pets ok Cabin
| 3 bd · 3 ba · sleeps 8 | $33,135 | $283 | 32% | 4.8★ (53) | 1.8 mi | AirbnbVrbo |
Creekside Blue Ridge Pet Friendly w/ Fenced Yard Cabin
| 3 bd · 2.5 ba · sleeps 8 | $41,282 | $331 | 34% | 5★ (12) | 1.9 mi | AirbnbVrboBooking |
Black Bear Lodge! Near Downtown, Game Rm, Hot Tub! Cabin
| 3 bd · 3 ba · sleeps 10 | $67,096 | $266 | 69% | 4.9★ (154) | 1.9 mi | AirbnbVrbo |
Book This Weekend! Pond, Kayaks & Firepit Cabin
| 3 bd · 2 ba · sleeps 6 | $29,530 | $266 | 30% | 5★ (40) | 1.9 mi | AirbnbVrbo |
Show 4 more
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Creek View/Hot Tub/Fire Place/Games/DogFriendly/EV Cabin
| 3 bd · 3 ba · sleeps 8 | $66,456 | $356 | 51% | 5★ (112) | 2.0 mi | AirbnbVrboBooking |
 Creekside Retreat, Hot Tub, Pet Friendly, Quiet Cabin
| 3 bd · 3 ba · sleeps 6 | $23,079 | $300 | 21% | 4.8★ (30) | 2.0 mi | AirbnbVrboBooking |
 Serenity Acres | Pet Friendly | Hot Tub | Fire Pit Cabin
| 3 bd · 3 ba · sleeps 9 | $36,914 | $198 | 51% | 4.9★ (35) | 2.1 mi | AirbnbVrboBooking |
 The Pines in Blue Ridge Retreat, Dog-friendly Cabin
| 3 bd · 3 ba · sleeps 10 | $37,996 | $226 | 46% | 4.7★ (47) | 2.3 mi | AirbnbVrboBooking |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$39,634
NOI
$14,753
Cash flow /mo
-$2,787
Cash needed
$210,250
Cash-on-cash
-15.9%
ROE (yr 1)
-3.4%
Cap rate
2.0%
DSCR
0.31
Year-1 write-off
$83,916
Year-1 tax shield @ 32%
$26,853
Year-1 return on equity
- Cash flow (annual)-$33,444
- Principal paydown$4,480
- Appreciation at%$21,750
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)$7,927
- Platform fees (3% of revenue)$1,189
- Maintenance / capex (5% of revenue)$1,982
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,862
- Insurance (STR-rated)$7,721
Cash needed to close
- Down payment (25%)$181,250
- Closing costs (4.0%)$29,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,853
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
$581,000
Short-life (5/15-yr)
$83,000 · 14%
Year-1 deduction
$84,000
Year-1 tax shield @ 32%
$27,000
Land 20% (county tax record, market value split) · building $498,000 over 39 years
Based on: 3,328 sq ft, built 2004, 3 bd / 2 ba, furnished, listing features (fence, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (10% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,600
Kitchen cabinetsdefault
$13,100 new × 40% good × 1.64 allocation
- $7,000
Kitchen countertopsdefault
$10,700 new × 40% good × 1.64 allocation
- $3,800
Decorative trimdefault
$5,800 new × 40% good × 1.64 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.64 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.64 allocation
- $5,400
Window coverings (33)default
$8,300 new × 40% good × 1.64 allocation
- $9,400
Kitchen & laundry equipment plumbingdefault
$10,200 new × 56% good × 1.64 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 56% good × 1.64 allocation
- $5,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.64 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $9,800
Paving: driveway & walks (paved)default
$12,000 new × 50% good × 1.64 allocation
- $9,500
Landscaping (typical)default
$11,500 new × 50% good × 1.64 allocation
- $2,700
Patiosdefault
$3,300 new × 50% good × 1.64 allocation
- $2,700
Decks & porches (attached)default
$3,300 new × 50% good × 1.64 allocation
- $4,900
Fencinglisting
$6,000 new × 50% good × 1.64 allocation
- $376,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$362,100 new × 63% good × 1.64 allocation
- $34,500
Building plumbing & fixturesdefault
$37,500 new × 56% good × 1.64 allocation
- $36,300
Building electrical & lightingdefault
$39,500 new × 56% good × 1.64 allocation
- $24,600
HVACdefault
$37,500 new × 40% good × 1.64 allocation
- $14,100
Hardwood & tile floorsdefault
$21,400 new × 40% good × 1.64 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.64 allocation
- $9,900
Septic systemlisting
$12,000 new × 50% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,800 | $29,600 | $500 | $83,900 |
| 2 | $0 | $0 | $12,800 | $12,800 |
| 3 | $0 | $0 | $12,800 | $12,800 |
| 4 | $0 | $0 | $12,800 | $12,800 |
| 5 | $0 | $0 | $12,800 | $12,800 |
| 6+ | $0 | $0 | $446,300 | $446,300 |
| Total | $53,800 | $29,600 | $497,900 | $581,300 |
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.