1081 Dills Rd
Blue Ridge, GA 30513
$999,000
5 bd · 4 ba · 3,012 sqft · Listed 49d ago
View on Realtor.com →Year built
2022
Sqft
3,012
Lot sqft
275,299
HOA / mo
$0
Furnished
No
List date
2026-09-24T14:26:17.000000Z
Revenue
Annual revenue
$65,639
ADR
$382
Occupancy
47%
Cleaning fees (12 mo)
$10,454
Confidence
Low (48.93), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $63,086
Dancing Deer~Privacy~Hot Tub~Fire Pit~Pool Table
Cabin · 5 bd · 4 ba · sleeps 9 · 0.5 mi
Revenue $64,502ADR $336Occ ≈ 53%5★ (35)
Meadow Creek Lodge at Blue Ridge, GA
Cabin · 4 bd · 2.5 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $36,436ADR $332Occ ≈ 30%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub, Balcony, 3 Fireplace, Games, Luxury Cabin Cabin | 5 bd · 3 ba · sleeps 12 | $63,086 | $436 | 40% | 5★ (99) | 390 ft | AirbnbBooking |
Hot Tub | Firepit | Gameroom | Private Patio House
| 5 bd · 3 ba · sleeps 12 | $31,307 | $362 | 24% | 5★ (12) | 0.1 mi | AirbnbVrboBooking |
Sunday Morning Villa Cabin
| 4 bd · 4 ba · sleeps 10 | $109,831 | $621 | 48% | 5★ (51) | 0.3 mi | AirbnbVrbo |
Dancing Deer~Privacy~Hot Tub~Fire Pit~Pool Table Cabin | 5 bd · 4 ba · sleeps 9 | $64,502 | $336 | 53% | 5★ (35) | 0.5 mi | Airbnb |
Meadow Creek Lodge at Blue Ridge, GA Cabin
| 4 bd · 2.5 ba · sleeps 8 | $36,436 | $332 | 30% | 5★ (1) | 0.7 mi | 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$65,639
NOI
$24,828
Cash flow /mo
-$3,392
Cash needed
$322,210
Cash-on-cash
-12.6%
ROE (yr 1)
-1.4%
Cap rate
2.5%
DSCR
0.38
Year-1 write-off
$212,869
Year-1 tax shield @ 32%
$68,118
Year-1 return on equity
- Cash flow (annual)-$40,706
- Principal paydown$6,346
- Appreciation at%$29,970
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)$13,128
- Platform fees (3% of revenue)$1,969
- Maintenance / capex (5% of revenue)$3,282
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,592
- Insurance (STR-rated)$10,639
Cash needed to close
- Down payment (25%)$249,750
- Closing costs (4.0%)$39,960
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$68,118
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
$849,000
Short-life (5/15-yr)
$178,000 · 21%
Year-1 deduction
$213,000
Year-1 tax shield @ 32%
$68,000
Land 15% (market default, no usable tax-record split) · building $671,000 over 39 years · new furniture $33,000
Based on: 3,012 sq ft, built 2022, 5 bd / 4 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $128,000 in year 1 (11% short-life, $41,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,300
Kitchen cabinetsdefault
$12,400 new × 84% good × 1.56 allocation
- $16,700
Kitchen countertops (stone)listing
$12,700 new × 84% good × 1.56 allocation
- $6,900
Decorative trimdefault
$5,300 new × 84% good × 1.56 allocation
- $600
Mirrorsdefault
$600 new × 67% good × 1.56 allocation
- $2,400
Shelvingdefault
$1,800 new × 84% good × 1.56 allocation
- $7,000
Window coverings (30)default
$7,500 new × 60% good × 1.56 allocation
- $13,900
Kitchen & laundry equipment plumbingdefault
$9,600 new × 92% good × 1.56 allocation
- $8,400
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 92% good × 1.56 allocation
- $8,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 67% good × 1.56 allocation
- $8,400
Hot tub (freestanding)listing
$9,000 new × 60% good × 1.56 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $14,900
Paving: driveway & walks (paved)default
$11,400 new × 84% good × 1.56 allocation
- $14,400
Landscaping (typical)default
$10,900 new × 84% good × 1.56 allocation
- $17,800
Patioslisting
$13,600 new × 84% good × 1.56 allocation
- $42,400
Decks & porches (attached)listing
$33,900 new × 80% good × 1.56 allocation
- $477,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,700 new × 93% good × 1.56 allocation
- $48,900
Building plumbing & fixturesdefault
$34,000 new × 92% good × 1.56 allocation
- $51,000
Building electrical & lightingdefault
$35,500 new × 92% good × 1.56 allocation
- $42,500
HVACdefault
$33,900 new × 80% good × 1.56 allocation
- $25,500
Hardwood & tile floorsdefault
$19,400 new × 84% good × 1.56 allocation
- $10,400
Fireplaces (3)listing
$7,900 new × 84% good × 1.56 allocation
- $15,800
Septic systemlisting
$12,000 new × 84% good × 1.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $121,200 | $89,500 | $2,200 | $212,900 |
| 2 | $0 | $0 | $17,200 | $17,200 |
| 3 | $0 | $0 | $17,200 | $17,200 |
| 4 | $0 | $0 | $17,200 | $17,200 |
| 5 | $0 | $0 | $17,200 | $17,200 |
| 6+ | $0 | $0 | $600,000 | $600,000 |
| Total | $121,200 | $89,500 | $670,900 | $881,600 |
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.