687 Left Turn

Blue Ridge, GA 30513

$795,000

2 bd · 2 ba · 1,580 sqft · Listed 11d ago

View on Realtor.com →

Est. land %

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)

$28,154$39,174$49,231

Pocahontas Cabin w/ Mtn View and Indoor Hot Tub
Cabin · 2 bd · 2 ba · sleeps 6 · 331 ft
Revenue $34,342ADR $176Occ ≈ 53%4.9★ (82)
Airbnb Vrbo
Katahdin Cabin Tranquil inside Hot tub!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $35,896ADR $175Occ ≈ 56%4.7★ (96)
Airbnb Vrbo
Tranquil Modern Luxury Cabin Escape
Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi
Revenue $58,501ADR $271Occ ≈ 59%4.9★ (137)
Airbnb Vrbo
Streams & Dreams • Hot Tub•Pet Friendly•Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $55,118ADR $212Occ ≈ 71%4.8★ (198)
Airbnb Vrbo
Cuttin’ up Cabin by Sawartist
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $36,958ADR $177Occ ≈ 57%4.5★ (62)
Airbnb
Love Nest in Blue Ridge
Chalet · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $40,916ADR $164Occ ≈ 68%4.5★ (91)
Booking
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)
Vrbo
Newly Constructed Modern Farmhouse w/ Hot Tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $49,042ADR $308Occ ≈ 44%5★ (139)
Airbnb Vrbo Booking
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)
Vrbo
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)
Airbnb

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	Airbnb Vrbo
Katahdin Cabin Tranquil inside Hot tub! Cabin	2 bd · 2 ba · sleeps 6	$35,896	$175	56%	4.7★ (96)	0.1 mi	Airbnb Vrbo
Tranquil Modern Luxury Cabin Escape Cabin	2 bd · 1 ba · sleeps 6	$58,501	$271	59%	4.9★ (137)	0.1 mi	Airbnb Vrbo
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	Airbnb Vrbo
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	Airbnb Vrbo Booking
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

The Treehouse | Hot Tub | Retreat to Nature
Cabin · 2 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $49,799ADR $258Occ ≈ 53%4.9★ (120)
Airbnb Vrbo
Cozy cabin with indoor hot tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $45,423ADR $214Occ ≈ 58%5★ (1)
Airbnb
*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)
Airbnb
Views, Hot Tub, Fire Pit & 10 Min to Downtown BR
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $62,578ADR $256Occ ≈ 67%5★ (56)
Airbnb Vrbo
Grizzley Gulch- Hot Tub, Arcade Game, Firepit
Cabin · 2 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $39,685ADR $314Occ ≈ 35%4.9★ (20)
Airbnb Vrbo Booking
Vista Cabin Getaway – Perfect Views + Dog Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $28,140ADR $139Occ ≈ 55%4.9★ (17)
Airbnb Vrbo
Enchanting cabin in Blue Ridge area!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $18,750ADR $208Occ ≈ 25%4.8★ (9)
Vrbo
Cozy Cabin, Pioneer Lodge, Hot Tub, min from Blue
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $39,161ADR $224Occ ≈ 48%4.9★ (149)
Airbnb Vrbo Booking
*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)
Airbnb
New A-Frame - Mountain Views, Hot Tub & Fire Pit
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $9,615ADR $192Occ ≈ 14%5★ (18)
Airbnb Vrbo
Cabin 5 Min to Town*Arcade*Fireplaces*Firepit*
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $17,946ADR $162Occ ≈ 30%4.9★ (146)
Airbnb Vrbo
Blue Ridge- 2 bedroom cabin.
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $28,158ADR $188Occ ≈ 41%5★ (202)
Airbnb Vrbo
Overlook Retreat - Mountain Views & Pet-Friendly!
Cabin · 2 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $50,109ADR $336Occ ≈ 41%4.6★ (9)
Airbnb Vrbo Booking
Mountain View Cabin |10 min from Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 4 · 0.8 mi
Revenue $39,186ADR $154Occ ≈ 70%4.9★ (204)
Airbnb Vrbo

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	Airbnb Vrbo
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	Airbnb Vrbo
Grizzley Gulch- Hot Tub, Arcade Game, Firepit Cabin	2 bd · 3 ba · sleeps 8	$39,685	$314	35%	4.9★ (20)	0.4 mi	Airbnb Vrbo Booking
Vista Cabin Getaway – Perfect Views + Dog Friendly Cabin	2 bd · 2 ba · sleeps 6	$28,140	$139	55%	4.9★ (17)	0.4 mi	Airbnb Vrbo
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	Airbnb Vrbo Booking
*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	Airbnb Vrbo
Cabin 5 Min to TownArcadeFireplacesFirepit Cabin	2 bd · 2 ba · sleeps 4	$17,946	$162	30%	4.9★ (146)	0.7 mi	Airbnb Vrbo
Blue Ridge- 2 bedroom cabin. Cabin	2 bd · 1 ba · sleeps 4	$28,158	$188	41%	5★ (202)	0.7 mi	Airbnb Vrbo
Overlook Retreat - Mountain Views & Pet-Friendly! Cabin	2 bd · 3 ba · sleeps 8	$50,109	$336	41%	4.6★ (9)	0.7 mi	Airbnb Vrbo Booking
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	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$40,964

NOI

$10,785

Cash flow /mo

$899

Cash needed

$826,800

Cash-on-cash (all cash)

1.3%

ROE (yr 1)

4.2%

Cap rate

1.4%

DSCR

—

Year-1 write-off

$180,780

Year-1 tax shield @ 32%

$57,850

Year-1 return on equity

Cash flow (annual)$10,785
Principal paydown (n/a, cash)$0
Appreciation at%$23,850

ROE4.2%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.2%

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

Purchase price (all cash)$795,000
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.

5-year property$116,200

Kitchen cabinetsdefault
$9,300 new × 100% good × 2.00 allocation
$18,500
Kitchen countertops (stone)listing
$9,500 new × 100% good × 2.00 allocation
$18,900
Decorative trimdefault
$2,800 new × 100% good × 2.00 allocation
$5,500
Mirrorsdefault
$300 new × 100% good × 2.00 allocation
$600
Shelvingdefault
$900 new × 100% good × 2.00 allocation
$1,800
Window coverings (16)default
$4,000 new × 100% good × 2.00 allocation
$8,000
Kitchen & laundry equipment plumbingdefault
$7,200 new × 100% good × 2.00 allocation
$14,400
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 100% good × 2.00 allocation
$8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 2.00 allocation
$15,400
Hot tub (freestanding)listing
$9,000 new × 100% good × 2.00 allocation
$18,000
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
$6,400

15-year land improvements$63,000

Paving: driveway & walks (paved)default
$8,200 new × 100% good × 2.00 allocation
$16,500
Landscaping (minimal)listing
$4,000 new × 100% good × 2.00 allocation
$7,900
Patiosdefault
$1,600 new × 100% good × 2.00 allocation
$3,100
Decks & porches (attached)listing
$17,800 new × 100% good × 2.00 allocation
$35,500

Building, 39-year$497,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$171,400 new × 100% good × 2.00 allocation
$342,400
Building plumbing & fixturesdefault
$17,800 new × 100% good × 2.00 allocation
$35,500
Building electrical & lightingdefault
$17,300 new × 100% good × 2.00 allocation
$34,600
HVACdefault
$17,800 new × 100% good × 2.00 allocation
$35,600
Hardwood & tile floorsdefault
$10,200 new × 100% good × 2.00 allocation
$20,300
Fireplacelisting
$2,600 new × 100% good × 2.00 allocation
$5,300
Septic systemlisting
$12,000 new × 100% good × 2.00 allocation
$24,000

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.