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357 Mystic Ln

357 Mystic Ln

Blue Ridge, GA 30513

$485,000

4 bd · 3 ba · 2,288 sqft · Listed 17d ago

View on Realtor.com →
Low confidenceEst. land %

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)

$19,449$43,509$53,901

  • Cozy Cabin: Hot Tub, Grill, Fire Pit & Game Room

    House · 4 bd · 3 ba · sleeps 12 · 377 ft

    Revenue $61,060ADR $282Occ ≈ 59%4.8★ (70)

    AirbnbVrboBooking

  • Secluded Cabin: Hot Tub & 10 Mi to Blue Ridge

    Cabin · 3 bd · 2 ba · sleeps 13 · 0.4 mi

    Revenue $44,470ADR $258Occ ≈ 47%4.8★ (68)

    AirbnbVrboBooking

  • Blue Ridge Mountain Escape Hot Tub and Game Room

    House · 3 bd · 4 ba · sleeps 7 · 0.4 mi

    Revenue $13,549ADR $572Occ ≈ 6%5★ (2)

    AirbnbVrbo

  • Toasted Oak- Luxury 4 BDR, Hot Tub, Fire Pit

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $47,777ADR $483Occ ≈ 27%5★ (13)

    AirbnbVrbo

  • Toasted Oak EV friendly mountain Cabin w/ Hot Tub

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $51,515ADR $387Occ ≈ 36%5★ (23)

    AirbnbVrbo

  • Cohutta Hideaway

    House · 3 bd · 2.5 ba · sleeps 7 · 0.5 mi

    Revenue $13,946ADR $147Occ ≈ 26%5★ (13)

    AirbnbVrbo

  • Escape to Water Dance -Fire Pit, Hot Tub, Foosball

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi

    Revenue $84,640ADR $475Occ ≈ 49%5★ (33)

    AirbnbVrbo

  • 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%—

    Booking

  • 3BR Retreat • Pets Welcome, Firepit, Scenic Escape

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $22,458ADR $226Occ ≈ 27%5★ (9)

    AirbnbVrbo

  • Cherry Log Cabin | Hot Tub, Arcade & Pool Table

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi

    Revenue $42,547ADR $283Occ ≈ 41%4.8★ (131)

    AirbnbVrbo

Show all 12 comps

  • S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $21,283ADR $216Occ ≈ 27%4.8★ (3)

    Booking

  • Cozy Blue Ridge Mountain Cabin

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $9,676ADR $221Occ ≈ 12%4.7★ (7)

    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

Est. revenue

$47,795

NOI

$23,038

Cash flow /mo

$1,920

Cash needed

$533,400

Cash-on-cash (all cash)

4.3%

ROE (yr 1)

7.0%

Cap rate

4.8%

DSCR

—

Year-1 write-off

$112,116

Year-1 tax shield @ 32%

$35,877

Year-1 return on equity

  • Cash flow (annual)$23,038
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,550
ROE7.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.8%
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

  • Purchase price (all cash)$485,000
  • 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.

5-year property$78,000

  • Kitchen cabinetsdefault

    $10,800 new × 40% good × 2.07 allocation

    $8,900

  • Kitchen countertops (stone)listing

    $11,100 new × 40% good × 2.07 allocation

    $9,100

  • Decorative trimdefault

    $4,000 new × 40% good × 2.07 allocation

    $3,300

  • Mirrorsdefault

    $500 new × 40% good × 2.07 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 2.07 allocation

    $1,200

  • Window coverings (23)default

    $5,800 new × 40% good × 2.07 allocation

    $4,800

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 40% good × 2.07 allocation

    $7,000

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 40% good × 2.07 allocation

    $4,200

  • Appliances (dishwasher, refrigerator)listing

    $3,200 new × 40% good × 2.07 allocation

    $2,600

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.07 allocation

    $7,400

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$33,100

  • Paving: driveway & walks (paved)default

    $9,900 new × 50% good × 2.07 allocation

    $10,200

  • Landscaping (typical)default

    $9,500 new × 50% good × 2.07 allocation

    $9,900

  • Patioslisting

    $10,300 new × 50% good × 2.07 allocation

    $10,600

  • Decks & porches (attached)default

    $2,300 new × 50% good × 2.07 allocation

    $2,300
Building, 39-year$330,200

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

    $248,000 new × 47% good × 2.07 allocation

    $239,100

  • Building plumbing & fixturesdefault

    $25,800 new × 40% good × 2.07 allocation

    $21,300

  • Building electrical & lightingdefault

    $26,300 new × 40% good × 2.07 allocation

    $21,700

  • HVACdefault

    $25,800 new × 40% good × 2.07 allocation

    $21,300

  • Hardwood & tile floorsdefault

    $14,700 new × 40% good × 2.07 allocation

    $12,200

  • Fireplacelisting

    $2,600 new × 40% good × 2.07 allocation

    $2,200

  • Septic systemlisting

    $12,000 new × 50% good × 2.07 allocation

    $12,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.