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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

70 Hibiscus Ln

70 Hibiscus Ln

Blue Ridge, GA 30513

$349,000

3 bd · 2 ba · 1,568 sqft · Listed 23d ago

View on Realtor.com →
Negative cash flow

Year built

1974

Sqft

1,568

Lot sqft

87,120

HOA / mo

None

Furnished

No

List date

2026-09-04T20:31:42.000000Z

Revenue

Annual revenue

$31,209

ADR

$231

Occupancy

37%

Cleaning fees (12 mo)

$6,523

Confidence

Low (51.03), 14 comps

Comp revenue range (p25 / median / p75)

$19,070$28,384$37,594

  • Peaceful Living - Hot tub plus great location!

    Cabin · 3 bd · 3 ba · sleeps 7 · 0.2 mi

    Revenue $24,970ADR $261Occ ≈ 26%4★ (46)

    AirbnbVrboBooking

  • Blue Moon Rise | Top Luxury with Vineyard Views

    House · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $36,753ADR $294Occ ≈ 34%5★ (15)

    AirbnbVrbo

  • Blue Moon Rise -Pets OK, Mountain View, Hot tub

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $13,531ADR $366Occ ≈ 10%5★ (2)

    AirbnbVrbo

  • Mae’s Cottage in the Clouds

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $18,705ADR $209Occ ≈ 25%4.8★ (160)

    AirbnbVrboBooking

  • My Deer Cabin Come make lasting memories with us.

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $31,797ADR $175Occ ≈ 50%5★ (64)

    Airbnb

  • Holiday House- Pet Friendly, HotTub, Modern Luxury

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $40,521ADR $339Occ ≈ 33%4.8★ (11)

    AirbnbVrbo

  • Logging Memories | $179 Off Your Stay!

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

    Revenue $36,727ADR $339Occ ≈ 30%4.8★ (152)

    AirbnbVrboBooking

  • Holiday House

    Vacation home · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $37,874ADR $316Occ ≈ 33%—

    Booking

  • *NEW* Cabin with HOT TUB! | Fox Run

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $15,816ADR $575Occ ≈ 8%4.7★ (78)

    AirbnbVrbo

  • Bearadise

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $2,994ADR $149Occ ≈ 6%—

    Airbnb

Show all 14 comps

  • Brand New! Huge Deck, Spa, Fire Pit, Ping Pong!

    Cabin · 3 bd · 2 ba · sleeps 10 · 0.6 mi

    Revenue $54,120ADR $226Occ ≈ 66%4.9★ (202)

    AirbnbVrbo

  • Sleepy Bear Hideaway- Close to Train & Hot Tub

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

    Revenue $23,112ADR $338Occ ≈ 19%5★ (34)

    AirbnbVrboBooking

  • 4 BR cabin with hot tub, firepit & mountain views

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

    Revenue $20,165ADR $280Occ ≈ 20%4.9★ (11)

    AirbnbVrboBooking

  • Sun Rise Cabin - Blue Ridge Mountain View Hot Tub

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

    Revenue $46,085ADR $251Occ ≈ 50%4.9★ (95)

    AirbnbVrbo

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$31,209

NOI

$13,563

Cash flow /mo

-$750

Cash needed

$120,710

Cash-on-cash

-7.5%

ROE (yr 1)

3.1%

Cap rate

3.9%

DSCR

0.60

Year-1 write-off

$100,229

Year-1 tax shield @ 32%

$32,073

Year-1 return on equity

  • Cash flow (annual)-$9,005
  • Principal paydown$2,284
  • Appreciation at%$10,470
ROE3.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)29.7%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,242
  • Platform fees (3% of revenue)$936
  • Maintenance / capex (5% of revenue)$1,560
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$991
  • Insurance (STR-rated)$3,717

Cash needed to close

  • Down payment (25%)$87,250
  • Closing costs (4.0%)$13,960
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,073

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

$334,000

Short-life (5/15-yr)

$80,000 · 24%

Year-1 deduction

$100,000

Year-1 tax shield @ 32%

$32,000

Land 4% (county tax record, market value split) · building $254,000 over 39 years · new furniture $20,000

Based on: 1,568 sq ft, built 1974, 3 bd / 2 ba, unfurnished, listing features (flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $76,000 in year 1 (17% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$73,700

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 2.68 allocation

    $9,900

  • Kitchen countertopsdefault

    $7,600 new × 40% good × 2.68 allocation

    $8,100

  • Decorative trimdefault

    $2,700 new × 40% good × 2.68 allocation

    $2,900

  • Mirrorsdefault

    $300 new × 40% good × 2.68 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.68 allocation

    $1,300

  • Window coverings (16)default

    $4,000 new × 40% good × 2.68 allocation

    $4,300

  • Carpet, vinyl & laminate (100% of floors)listing

    $10,100 new × 40% good × 2.68 allocation

    $10,800

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 40% good × 2.68 allocation

    $7,700

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 2.68 allocation

    $4,600

  • Appliances (range, refrigerator)listing

    $4,000 new × 40% good × 2.68 allocation

    $4,300

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$25,700

  • Paving: driveway & walks (paved)default

    $8,200 new × 50% good × 2.68 allocation

    $11,000

  • Landscaping (typical)default

    $7,900 new × 50% good × 2.68 allocation

    $10,600

  • Patiosdefault

    $1,500 new × 50% good × 2.68 allocation

    $2,100

  • Decks & porches (attached)default

    $1,500 new × 50% good × 2.68 allocation

    $2,100
Building, 39-year$253,900

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

    $169,800 new × 40% good × 2.68 allocation

    $181,800

  • Building plumbing & fixturesdefault

    $17,600 new × 40% good × 2.68 allocation

    $18,900

  • Building electrical & lightingdefault

    $17,100 new × 40% good × 2.68 allocation

    $18,400

  • HVACdefault

    $17,700 new × 40% good × 2.68 allocation

    $18,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.68 allocation

    $16,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$73,700$25,700$800$100,200
2$0$0$6,500$6,500
3$0$0$6,500$6,500
4$0$0$6,500$6,500
5$0$0$6,500$6,500
6+$0$0$227,100$227,100
Total$73,700$25,700$253,900$353,400

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: 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.