357 Mystic Ln
Blue Ridge, GA 30513
$485,000
4 bd · 3 ba · 2,288 sqft · Listed 17d ago
View on Realtor.com →Year built
1994
Sqft
2,288
Lot sqft
60,984
HOA / mo
$50
Furnished
No
List date
2026-09-10T21:31:51.000000Z
Revenue
Annual revenue
$47,795
ADR
$275
Occupancy
48%
Cleaning fees (12 mo)
$13,537
Confidence
Low (36.87), 12 comps
Comp revenue range (p25 / median / p75)
Escape to Water Dance - Riverfront Fire Pit | Hot Tub | Foosball
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $83,883ADR $447Occ ≈ 51%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Cabin: Hot Tub, Grill, Fire Pit & Game Room House | 4 bd · 3 ba · sleeps 12 | $61,060 | $282 | 59% | 4.8★ (70) | 377 ft | AirbnbVrboBooking |
Secluded Cabin: Hot Tub & 10 Mi to Blue Ridge Cabin | 3 bd · 2 ba · sleeps 13 | $44,470 | $258 | 47% | 4.8★ (68) | 0.4 mi | AirbnbVrboBooking |
Blue Ridge Mountain Escape Hot Tub and Game Room House | 3 bd · 4 ba · sleeps 7 | $13,549 | $572 | 6% | 5★ (2) | 0.4 mi | AirbnbVrbo |
Toasted Oak- Luxury 4 BDR, Hot Tub, Fire Pit Cabin | 4 bd · 3 ba · sleeps 8 | $47,777 | $483 | 27% | 5★ (13) | 0.5 mi | AirbnbVrbo |
Toasted Oak EV friendly mountain Cabin w/ Hot Tub Cabin | 4 bd · 3 ba · sleeps 8 | $51,515 | $387 | 36% | 5★ (23) | 0.5 mi | AirbnbVrbo |
Cohutta Hideaway House | 3 bd · 2.5 ba · sleeps 7 | $13,946 | $147 | 26% | 5★ (13) | 0.5 mi | AirbnbVrbo |
Escape to Water Dance -Fire Pit, Hot Tub, Foosball Cabin | 3 bd · 2.5 ba · sleeps 10 | $84,640 | $475 | 49% | 5★ (33) | 0.6 mi | AirbnbVrbo |
Escape to Water Dance - Riverfront Fire Pit | Hot Tub | Foosball Vacation home | 3 bd · 3 ba · sleeps 10 | $83,883 | $447 | 51% | — | 0.6 mi | Booking |
3BR Retreat • Pets Welcome, Firepit, Scenic Escape Cabin | 3 bd · 2 ba · sleeps 6 | $22,458 | $226 | 27% | 5★ (9) | 0.7 mi | AirbnbVrbo |
Cherry Log Cabin | Hot Tub, Arcade & Pool Table Cabin | 3 bd · 3 ba · sleeps 9 | $42,547 | $283 | 41% | 4.8★ (131) | 0.7 mi | AirbnbVrbo |
Show all 12 comps
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
$47,795
NOI
$23,038
Cash flow /mo
-$694
Cash needed
$169,650
Cash-on-cash
-4.9%
ROE (yr 1)
5.5%
Cap rate
4.8%
DSCR
0.73
Year-1 write-off
$112,116
Year-1 tax shield @ 32%
$35,877
Year-1 return on equity
- Cash flow (annual)-$8,324
- Principal paydown$3,174
- Appreciation at%$14,550
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,559
- Platform fees (3% of revenue)$1,434
- Maintenance / capex (5% of revenue)$2,390
- Utilities & supplies$4,200
- HOA$600
- Property tax$1,409
- Insurance (STR-rated)$5,165
Cash needed to close
- Down payment (25%)$121,250
- Closing costs (4.0%)$19,400
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,877
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
$412,000
Short-life (5/15-yr)
$82,000 · 20%
Year-1 deduction
$112,000
Year-1 tax shield @ 32%
$36,000
Land 15% (market default, no usable tax-record split) · building $330,000 over 39 years · new furniture $29,000
Based on: 2,288 sq ft, built 1994, 4 bd / 3 ba, unfurnished, listing features (hot tub, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $87,000 in year 1 (14% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,900
Kitchen cabinetsdefault
$10,800 new × 40% good × 2.07 allocation
- $9,100
Kitchen countertops (stone)listing
$11,100 new × 40% good × 2.07 allocation
- $3,300
Decorative trimdefault
$4,000 new × 40% good × 2.07 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.07 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.07 allocation
- $4,800
Window coverings (23)default
$5,800 new × 40% good × 2.07 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 2.07 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 2.07 allocation
- $2,600
Appliances (dishwasher, refrigerator)listing
$3,200 new × 40% good × 2.07 allocation
- $7,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.07 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,200
Paving: driveway & walks (paved)default
$9,900 new × 50% good × 2.07 allocation
- $9,900
Landscaping (typical)default
$9,500 new × 50% good × 2.07 allocation
- $10,600
Patioslisting
$10,300 new × 50% good × 2.07 allocation
- $2,300
Decks & porches (attached)default
$2,300 new × 50% good × 2.07 allocation
- $239,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$248,000 new × 47% good × 2.07 allocation
- $21,300
Building plumbing & fixturesdefault
$25,800 new × 40% good × 2.07 allocation
- $21,700
Building electrical & lightingdefault
$26,300 new × 40% good × 2.07 allocation
- $21,300
HVACdefault
$25,800 new × 40% good × 2.07 allocation
- $12,200
Hardwood & tile floorsdefault
$14,700 new × 40% good × 2.07 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.07 allocation
- $12,400
Septic systemlisting
$12,000 new × 50% good × 2.07 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,000 | $33,100 | $1,100 | $112,100 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $295,300 | $295,300 |
| Total | $78,000 | $33,100 | $330,200 | $441,200 |
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: Georgia disallows 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.