687 Left Turn
Blue Ridge, GA 30513
$795,000
2 bd · 2 ba · 1,580 sqft · Listed 11d ago
View on Realtor.com →Year built
2026
Sqft
1,580
Lot sqft
71,874
HOA / mo
None
Furnished
Yes
List date
2026-09-16T23:18:15.000000Z
Revenue
Annual revenue
$40,964
ADR
$196
Occupancy
57%
Cleaning fees (12 mo)
$9,000
Confidence
Med (60.55), 24 comps
Comp revenue range (p25 / median / p75)
Cuttin’ up Cabin by Sawartist
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $36,958ADR $177Occ ≈ 57%4.5★ (62)
Love Nest in Blue Ridge
Chalet · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $40,916ADR $164Occ ≈ 68%4.5★ (91)
Cozy Romantic Cabin with Beautiful View! Hot Tub! Near Downtown! As Low As 125!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $68,098ADR $201Occ ≈ 93%5★ (619)
BUDDHA BLUE RIDGE DREAMCATCHER ~ 2Bd 2Bth Brand New Custom Cabin 2 miles to town
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $21,812ADR $368Occ ≈ 16%5★ (43)
Eagles Nest with an amazing view and hot tub
Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.2 mi
Revenue $39,534ADR $184Occ ≈ 59%5★ (175)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pocahontas Cabin w/ Mtn View and Indoor Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $34,342 | $176 | 53% | 4.9★ (82) | 331 ft | AirbnbVrbo |
Katahdin Cabin Tranquil inside Hot tub! Cabin | 2 bd · 2 ba · sleeps 6 | $35,896 | $175 | 56% | 4.7★ (96) | 0.1 mi | AirbnbVrbo |
Tranquil Modern Luxury Cabin Escape Cabin | 2 bd · 1 ba · sleeps 6 | $58,501 | $271 | 59% | 4.9★ (137) | 0.1 mi | AirbnbVrbo |
Streams & Dreams • Hot Tub•Pet Friendly•Blue Ridge Cabin | 2 bd · 1 ba · sleeps 4 | $55,118 | $212 | 71% | 4.8★ (198) | 0.1 mi | AirbnbVrbo |
Cuttin’ up Cabin by Sawartist Cabin | 2 bd · 2 ba · sleeps 6 | $36,958 | $177 | 57% | 4.5★ (62) | 0.2 mi | Airbnb |
Love Nest in Blue Ridge Chalet | 2 bd · 1 ba · sleeps 4 | $40,916 | $164 | 68% | 4.5★ (91) | 0.2 mi | Booking |
Cozy Romantic Cabin with Beautiful View! Hot Tub! Near Downtown! As Low As 125! Cabin | 2 bd · 2 ba · sleeps 4 | $68,098 | $201 | 93% | 5★ (619) | 0.2 mi | Vrbo |
Newly Constructed Modern Farmhouse w/ Hot Tub Cabin | 2 bd · 1 ba · sleeps 4 | $49,042 | $308 | 44% | 5★ (139) | 0.2 mi | AirbnbVrboBooking |
BUDDHA BLUE RIDGE DREAMCATCHER ~ 2Bd 2Bth Brand New Custom Cabin 2 miles to town Cabin | 2 bd · 2 ba · sleeps 4 | $21,812 | $368 | 16% | 5★ (43) | 0.2 mi | Vrbo |
Eagles Nest with an amazing view and hot tub Cabin | 2 bd · 1.5 ba · sleeps 4 | $39,534 | $184 | 59% | 5★ (175) | 0.2 mi | Airbnb |
Show all 24 comps
Cozy cabin with indoor hot tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $45,423ADR $214Occ ≈ 58%5★ (1)
*Specials/2 King beds/View/Fire Pit/HotTub/Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $34,521ADR $258Occ ≈ 37%4.9★ (378)
Enchanting cabin in Blue Ridge area!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $18,750ADR $208Occ ≈ 25%4.8★ (9)
*Specials/View/Dog Friendly/Quiet/Into Thin Ayer
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $15,950ADR $191Occ ≈ 23%4.8★ (152)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Treehouse | Hot Tub | Retreat to Nature Cabin | 2 bd · 2 ba · sleeps 7 | $49,799 | $258 | 53% | 4.9★ (120) | 0.3 mi | AirbnbVrbo |
Cozy cabin with indoor hot tub Cabin | 2 bd · 1 ba · sleeps 4 | $45,423 | $214 | 58% | 5★ (1) | 0.3 mi | Airbnb |
*Specials/2 King beds/View/Fire Pit/HotTub/Dogs OK Cabin | 2 bd · 2 ba · sleeps 6 | $34,521 | $258 | 37% | 4.9★ (378) | 0.4 mi | Airbnb |
Views, Hot Tub, Fire Pit & 10 Min to Downtown BR Cabin | 2 bd · 2 ba · sleeps 6 | $62,578 | $256 | 67% | 5★ (56) | 0.4 mi | AirbnbVrbo |
Grizzley Gulch- Hot Tub, Arcade Game, Firepit Cabin | 2 bd · 3 ba · sleeps 8 | $39,685 | $314 | 35% | 4.9★ (20) | 0.4 mi | AirbnbVrboBooking |
Vista Cabin Getaway – Perfect Views + Dog Friendly Cabin | 2 bd · 2 ba · sleeps 6 | $28,140 | $139 | 55% | 4.9★ (17) | 0.4 mi | AirbnbVrbo |
Enchanting cabin in Blue Ridge area! Cabin | 2 bd · 2 ba · sleeps 4 | $18,750 | $208 | 25% | 4.8★ (9) | 0.5 mi | Vrbo |
Cozy Cabin, Pioneer Lodge, Hot Tub, min from Blue Cabin | 2 bd · 1.5 ba · sleeps 6 | $39,161 | $224 | 48% | 4.9★ (149) | 0.5 mi | AirbnbVrboBooking |
*Specials/View/Dog Friendly/Quiet/Into Thin Ayer Cabin | 2 bd · 2 ba · sleeps 4 | $15,950 | $191 | 23% | 4.8★ (152) | 0.6 mi | Airbnb |
New A-Frame - Mountain Views, Hot Tub & Fire Pit Cabin | 2 bd · 1 ba · sleeps 4 | $9,615 | $192 | 14% | 5★ (18) | 0.7 mi | AirbnbVrbo |
Cabin 5 Min to Town*Arcade*Fireplaces*Firepit* Cabin | 2 bd · 2 ba · sleeps 4 | $17,946 | $162 | 30% | 4.9★ (146) | 0.7 mi | AirbnbVrbo |
Blue Ridge- 2 bedroom cabin. Cabin | 2 bd · 1 ba · sleeps 4 | $28,158 | $188 | 41% | 5★ (202) | 0.7 mi | AirbnbVrbo |
Overlook Retreat - Mountain Views & Pet-Friendly! Cabin | 2 bd · 3 ba · sleeps 8 | $50,109 | $336 | 41% | 4.6★ (9) | 0.7 mi | AirbnbVrboBooking |
Mountain View Cabin |10 min from Blue Ridge Cabin | 2 bd · 1 ba · sleeps 4 | $39,186 | $154 | 70% | 4.9★ (204) | 0.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$40,964
NOI
$10,785
Cash flow /mo
-$3,385
Cash needed
$230,550
Cash-on-cash
-17.6%
ROE (yr 1)
-5.0%
Cap rate
1.4%
DSCR
0.21
Year-1 write-off
$180,780
Year-1 tax shield @ 32%
$57,850
Year-1 return on equity
- Cash flow (annual)-$40,622
- Principal paydown$5,202
- Appreciation at%$23,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,193
- Platform fees (3% of revenue)$1,229
- Maintenance / capex (5% of revenue)$2,048
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,042
- Insurance (STR-rated)$8,467
Cash needed to close
- Down payment (25%)$198,750
- Closing costs (4.0%)$31,800
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$57,850
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
$677,000
Short-life (5/15-yr)
$179,000 · 26%
Year-1 deduction
$181,000
Year-1 tax shield @ 32%
$58,000
Land 15% (market default, no usable tax-record split) · building $498,000 over 39 years
Based on: 1,580 sq ft, built 2026, 2 bd / 2 ba, furnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $100,000 in year 1 (15% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,500
Kitchen cabinetsdefault
$9,300 new × 100% good × 2.00 allocation
- $18,900
Kitchen countertops (stone)listing
$9,500 new × 100% good × 2.00 allocation
- $5,500
Decorative trimdefault
$2,800 new × 100% good × 2.00 allocation
- $600
Mirrorsdefault
$300 new × 100% good × 2.00 allocation
- $1,800
Shelvingdefault
$900 new × 100% good × 2.00 allocation
- $8,000
Window coverings (16)default
$4,000 new × 100% good × 2.00 allocation
- $14,400
Kitchen & laundry equipment plumbingdefault
$7,200 new × 100% good × 2.00 allocation
- $8,700
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 100% good × 2.00 allocation
- $15,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 2.00 allocation
- $18,000
Hot tub (freestanding)listing
$9,000 new × 100% good × 2.00 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $16,500
Paving: driveway & walks (paved)default
$8,200 new × 100% good × 2.00 allocation
- $7,900
Landscaping (minimal)listing
$4,000 new × 100% good × 2.00 allocation
- $3,100
Patiosdefault
$1,600 new × 100% good × 2.00 allocation
- $35,500
Decks & porches (attached)listing
$17,800 new × 100% good × 2.00 allocation
- $342,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$171,400 new × 100% good × 2.00 allocation
- $35,500
Building plumbing & fixturesdefault
$17,800 new × 100% good × 2.00 allocation
- $34,600
Building electrical & lightingdefault
$17,300 new × 100% good × 2.00 allocation
- $35,600
HVACdefault
$17,800 new × 100% good × 2.00 allocation
- $20,300
Hardwood & tile floorsdefault
$10,200 new × 100% good × 2.00 allocation
- $5,300
Fireplacelisting
$2,600 new × 100% good × 2.00 allocation
- $24,000
Septic systemlisting
$12,000 new × 100% good × 2.00 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $116,200 | $63,000 | $1,600 | $180,800 |
| 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 | $444,900 | $444,900 |
| Total | $116,200 | $63,000 | $497,500 | $676,700 |
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.