1081 Dills Rd
Blue Ridge, GA 30513
$1,049,000
5 bd · 4 ba · 3,012 sqft · Listed 3d 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)
Meadow Creek Lodge at Blue Ridge, GA
Cabin · 4 bd · 2.5 ba · sleeps 8 · 0.7 mi
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 | AirbnbVrboBooking |
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 | AirbnbVrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$65,639
NOI
$23,916
Cash flow /mo
-$3,660
Cash needed
$336,710
Cash-on-cash
-13.0%
ROE (yr 1)
-1.7%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$221,896
Year-1 tax shield @ 32%
$71,007
Year-1 return on equity
- Cash flow (annual)-$43,916
- Principal paydown$6,865
- Appreciation at%$31,470
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$7,972
- Insurance (STR-rated)$11,172
Cash needed to close
- Down payment (25%)$262,250
- Closing costs (4.0%)$41,960
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$71,007
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
$892,000
Short-life (5/15-yr)
$187,000 · 21%
Year-1 deduction
$222,000
Year-1 tax shield @ 32%
$71,000
Land 15% (market default, no usable tax-record split) · building $705,000 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).
IRS-guide safe-harbor floor: $133,000 in year 1 (11% short-life, $42,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,100
Kitchen cabinetsdefault
$12,400 new × 84% good × 1.64 allocation
- $17,500
Kitchen countertops (stone)listing
$12,700 new × 84% good × 1.64 allocation
- $7,300
Decorative trimdefault
$5,300 new × 84% good × 1.64 allocation
- $700
Mirrorsdefault
$600 new × 67% good × 1.64 allocation
- $2,500
Shelvingdefault
$1,800 new × 84% good × 1.64 allocation
- $7,400
Window coverings (30)default
$7,500 new × 60% good × 1.64 allocation
- $14,600
Kitchen & laundry equipment plumbingdefault
$9,600 new × 92% good × 1.64 allocation
- $8,800
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 92% good × 1.64 allocation
- $8,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 67% good × 1.64 allocation
- $8,900
Hot tub (freestanding)listing
$9,000 new × 60% good × 1.64 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
- $15,700
Paving: driveway & walks (paved)default
$11,400 new × 84% good × 1.64 allocation
- $15,100
Landscaping (typical)default
$10,900 new × 84% good × 1.64 allocation
- $18,700
Patioslisting
$13,600 new × 84% good × 1.64 allocation
- $44,500
Decks & porches (attached)listing
$33,900 new × 80% good × 1.64 allocation
- $500,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,700 new × 93% good × 1.64 allocation
- $51,300
Building plumbing & fixturesdefault
$34,000 new × 92% good × 1.64 allocation
- $53,600
Building electrical & lightingdefault
$35,500 new × 92% good × 1.64 allocation
- $44,600
HVACdefault
$33,900 new × 80% good × 1.64 allocation
- $26,700
Hardwood & tile floorsdefault
$19,400 new × 84% good × 1.64 allocation
- $10,900
Fireplaces (3)listing
$7,900 new × 84% good × 1.64 allocation
- $16,600
Septic systemlisting
$12,000 new × 84% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $125,600 | $94,000 | $2,300 | $221,900 |
| 2 | $0 | $0 | $18,100 | $18,100 |
| 3 | $0 | $0 | $18,100 | $18,100 |
| 4 | $0 | $0 | $18,100 | $18,100 |
| 5 | $0 | $0 | $18,100 | $18,100 |
| 6+ | $0 | $0 | $630,000 | $630,000 |
| Total | $125,600 | $94,000 | $704,500 | $924,100 |
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.