1081 Dills Rd

Blue Ridge, GA 30513

$1,049,000

5 bd · 4 ba · 3,012 sqft · Listed 3d ago

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Rental historyLow confidenceEst. land %

Year built

2022

Sqft

3,012

Lot sqft

275,299

HOA / mo

Furnished

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)

$36,436$63,086$64,502

Hot Tub, Balcony, 3 Fireplace, Games, Luxury Cabin
Cabin · 5 bd · 3 ba · sleeps 12 · 390 ft
Revenue $63,086ADR $436Occ ≈ 40%5★ (99)
Airbnb Vrbo Booking
Hot Tub | Firepit | Gameroom | Private Patio
House · 5 bd · 3 ba · sleeps 12 · 0.1 mi
Revenue $31,307ADR $362Occ ≈ 24%5★ (12)
Airbnb Vrbo Booking
Sunday Morning Villa
Cabin · 4 bd · 4 ba · sleeps 10 · 0.3 mi
Revenue $109,831ADR $621Occ ≈ 48%5★ (51)
Airbnb Vrbo
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)
Airbnb Vrbo
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)
Vrbo

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	Airbnb Vrbo Booking
Hot Tub \| Firepit \| Gameroom \| Private Patio House	5 bd · 3 ba · sleeps 12	$31,307	$362	24%	5★ (12)	0.1 mi	Airbnb Vrbo Booking
Sunday Morning Villa Cabin	4 bd · 4 ba · sleeps 10	$109,831	$621	48%	5★ (51)	0.3 mi	Airbnb Vrbo
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 Vrbo
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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$65,639

NOI

$23,916

Cash flow /mo

$1,993

Cash needed

$1,123,460

Cash-on-cash (all cash)

2.1%

ROE (yr 1)

4.9%

Cap rate

2.3%

DSCR

—

Year-1 write-off

$221,896

Year-1 tax shield @ 32%

$71,007

Year-1 return on equity

Cash flow (annual)$23,916
Principal paydown (n/a, cash)$0
Appreciation at%$31,470

ROE4.9%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.3%

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

Purchase price (all cash)$1,049,000
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.

5-year property$125,600

Kitchen cabinetsdefault
$12,400 new × 84% good × 1.64 allocation
$17,100
Kitchen countertops (stone)listing
$12,700 new × 84% good × 1.64 allocation
$17,500
Decorative trimdefault
$5,300 new × 84% good × 1.64 allocation
$7,300
Mirrorsdefault
$600 new × 67% good × 1.64 allocation
$700
Shelvingdefault
$1,800 new × 84% good × 1.64 allocation
$2,500
Window coverings (30)default
$7,500 new × 60% good × 1.64 allocation
$7,400
Kitchen & laundry equipment plumbingdefault
$9,600 new × 92% good × 1.64 allocation
$14,600
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 92% good × 1.64 allocation
$8,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 67% good × 1.64 allocation
$8,400
Hot tub (freestanding)listing
$9,000 new × 60% good × 1.64 allocation
$8,900
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$94,000

Paving: driveway & walks (paved)default
$11,400 new × 84% good × 1.64 allocation
$15,700
Landscaping (typical)default
$10,900 new × 84% good × 1.64 allocation
$15,100
Patioslisting
$13,600 new × 84% good × 1.64 allocation
$18,700
Decks & porches (attached)listing
$33,900 new × 80% good × 1.64 allocation
$44,500

Building, 39-year$704,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,700 new × 93% good × 1.64 allocation
$500,800
Building plumbing & fixturesdefault
$34,000 new × 92% good × 1.64 allocation
$51,300
Building electrical & lightingdefault
$35,500 new × 92% good × 1.64 allocation
$53,600
HVACdefault
$33,900 new × 80% good × 1.64 allocation
$44,600
Hardwood & tile floorsdefault
$19,400 new × 84% good × 1.64 allocation
$26,700
Fireplaces (3)listing
$7,900 new × 84% good × 1.64 allocation
$10,900
Septic systemlisting
$12,000 new × 84% good × 1.64 allocation
$16,600

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	$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.