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

259 Sunrock Mountain Rd

259 Sunrock Mountain Rd

Blue Ridge, GA 30513

$1,199,000

4 bd · 3 ba · 2,688 sqft · Listed 1d ago

View on Realtor.com →
Est. land %Negative cash flow

Year built

2026

Sqft

2,688

Lot sqft

87,991

HOA / mo

None

Furnished

Yes

List date

2026-10-10T14:12:08.000000Z

Revenue

Annual revenue

$79,859

ADR

$402

Occupancy

54%

Cleaning fees (12 mo)

$10,541

Confidence

Med (53.87), 16 comps

Comp revenue range (p25 / median / p75)

$49,415$65,175$86,459

Median revenue of shown comps: $77,352

  • Lux Cbn, Mtn views, pvt htd pool, spa, pickle ball

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 243 ft

    Revenue $52,796ADR $562Occ ≈ 26%5★ (4)

    Delisted

  • Blue Mist Heaven- Pets OK, OD Fireplace, Games!

    Cabin · 4 bd · 3 ba · sleeps 12 · 387 ft

    Revenue $86,459ADR $562Occ ≈ 42%4.8★ (11)

    AirbnbVrboBooking

  • New Hot Tub! Huge View! Mountaintop Cabin *4BR*

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $96,596ADR $413Occ ≈ 64%5★ (376)

    AirbnbVrbo

  • Stunning Views! 3 Fireplaces, Hot Tub & Fire-pit!

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi

    Revenue $79,007ADR $542Occ ≈ 40%5★ (16)

    AirbnbVrbo

  • New Hot Tub Grt WIFI Pool Table Sleeps10 Family

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi

    Revenue $34,534ADR $286Occ ≈ 33%4.9★ (139)

    AirbnbVrbo

  • Stylish Escape, Stunning View, Pool Table, Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi

    Revenue $28,062ADR $837Occ ≈ 9%—

    Delisted

  • Once In A Blue Ridge - Blue Ridge, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room

    Vacation home · 4 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue $121,257ADR $559Occ ≈ 59%—

    Booking

  • Once In A Blue Ridge - Blue Ridge, GA

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue $77,352ADR $440Occ ≈ 48%5★ (29)

    AirbnbVrbo

  • Heated Pool + Pickleball | Mtn Views|Near Downtown

    Cabin · 4 bd · 3.5 ba · sleeps 9 · 0.5 mi

    Revenue $18,081ADR $682Occ ≈ 7%5★ (1)

    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

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

Est. revenue

$79,859

NOI

$31,417

Cash flow /mo

-$4,075

Cash needed

$347,710

Cash-on-cash

-14.1%

ROE (yr 1)

-1.6%

Cap rate

2.6%

DSCR

0.39

Year-1 write-off

$300,736

Year-1 tax shield @ 32%

$96,235

Year-1 return on equity

  • Cash flow (annual)-$48,895
  • Principal paydown$7,291
  • Appreciation at%$35,970
ROE-1.6%

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)$15,972
  • Platform fees (3% of revenue)$2,396
  • Maintenance / capex (5% of revenue)$3,993
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$9,112
  • Insurance (STR-rated)$12,769

Cash needed to close

  • Down payment (25%)$299,750
  • Closing costs (4.0%)$47,960
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$96,235

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

$1,021,000

Short-life (5/15-yr)

$300,000 · 29%

Year-1 deduction

$301,000

Year-1 tax shield @ 32%

$96,000

Land 15% (market default, no usable tax-record split) · building $721,000 over 39 years

Based on: 2,688 sq ft, built 2026, 4 bd / 3 ba, furnished, listing features (pool, deck, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $201,000 in year 1 (20% short-life, $64,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$103,900

  • Kitchen cabinetsdefault

    $11,700 new × 100% good × 1.72 allocation

    $20,100

  • Kitchen countertopsdefault

    $9,600 new × 100% good × 1.72 allocation

    $16,500

  • Decorative trimdefault

    $4,700 new × 100% good × 1.72 allocation

    $8,100

  • Mirrorsdefault

    $500 new × 100% good × 1.72 allocation

    $800

  • Shelvingdefault

    $1,500 new × 100% good × 1.72 allocation

    $2,600

  • Window coverings (27)default

    $6,800 new × 100% good × 1.72 allocation

    $11,600

  • Kitchen & laundry equipment plumbingdefault

    $9,100 new × 100% good × 1.72 allocation

    $15,700

  • Kitchen, laundry & data equipment electricaldefault

    $5,500 new × 100% good × 1.72 allocation

    $9,500

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 100% good × 1.72 allocation

    $9,800

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200
15-year land improvements$196,100

  • Paving: driveway & walks (paved)default

    $10,700 new × 100% good × 1.72 allocation

    $18,500

  • Landscaping (minimal)listing

    $5,200 new × 100% good × 1.72 allocation

    $8,900

  • Patiosdefault

    $2,700 new × 100% good × 1.72 allocation

    $4,600

  • Decks & porches (attached)listing

    $30,200 new × 100% good × 1.72 allocation

    $52,100

  • Pool (in-ground)listing

    $65,000 new × 100% good × 1.72 allocation

    $112,000
Building, 39-year$720,600

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

    $291,800 new × 100% good × 1.72 allocation

    $502,600

  • Building plumbing & fixturesdefault

    $30,300 new × 100% good × 1.72 allocation

    $52,200

  • Building electrical & lightingdefault

    $31,300 new × 100% good × 1.72 allocation

    $54,000

  • HVACdefault

    $30,300 new × 100% good × 1.72 allocation

    $52,200

  • Hardwood & tile floorsdefault

    $17,300 new × 100% good × 1.72 allocation

    $29,800

  • Fireplaces (2)listing

    $5,300 new × 100% good × 1.72 allocation

    $9,100

  • Septic systemlisting

    $12,000 new × 100% good × 1.72 allocation

    $20,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$103,900$196,100$800$300,700
2$0$0$18,500$18,500
3$0$0$18,500$18,500
4$0$0$18,500$18,500
5$0$0$18,500$18,500
6+$0$0$645,900$645,900
Total$103,900$196,100$720,600$1,020,500

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.