705 George Curtis Rd
Blue Ridge, GA 30513
$1,100,000
3 bd · 3 ba · 2,520 sqft · Listed today
View on Realtor.com →Year built
2022
Sqft
2,520
Lot sqft
151,589
HOA / mo
None
Furnished
Yes
List date
2026-10-02T04:00:18.000000Z
Revenue
Annual revenue
$39,761
ADR
$238
Occupancy
46%
Cleaning fees (12 mo)
$6,798
Confidence
Low (11.18), 7 comps
Comp revenue range (p25 / median / p75)
Secluded cabin w/ creek | 3m to BR & 1m to Mercier
Cabin · 3 bd · 3 ba · sleeps 8 · 272 ft
Revenue $53,927ADR $328Occ ≈ 45%5★ (85)
'CREEK-N-AWESOME' Luxury Creek Cabin /Trout Fishing/Hot Tub/PET FRIENDLY
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $75,054ADR $302Occ ≈ 68%4.9★ (235)
Escape Unwind Charming Cabin - Hot Tub-Lg Porched BBQ Fire Pit Sleeps 8
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $43,661ADR $269Occ ≈ 44%5★ (16)
Luxury | Fenced Yard | Game Room | Minutes to DT
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.7 mi
Revenue $6,437ADR $326Occ ≈ 5%5★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded cabin w/ creek | 3m to BR & 1m to Mercier Cabin | 3 bd · 3 ba · sleeps 8 | $53,927 | $328 | 45% | 5★ (85) | 272 ft | Airbnb |
Hilltop Sweethaven Retreat Blue Ridge Cottage | 3 bd · 2 ba · sleeps 8 | $364 | $325 | 0% | 5★ (39) | 0.1 mi | AirbnbVrbo |
Orchard Overlook House | 3 bd · 3.5 ba · sleeps 8 | $3,223 | $460 | 2% | 5★ (1) | 0.3 mi | Airbnb |
Blue Ridge The Ciderhouse Cabin w/ Hot Tub Cabin | 3 bd · 3.5 ba · sleeps 8 | $54,650 | $332 | 45% | 5★ (23) | 0.3 mi | AirbnbVrboBooking |
'CREEK-N-AWESOME' Luxury Creek Cabin /Trout Fishing/Hot Tub/PET FRIENDLY Cabin | 3 bd · 2 ba · sleeps 7 | $75,054 | $302 | 68% | 4.9★ (235) | 0.5 mi | Vrbo |
Escape Unwind Charming Cabin - Hot Tub-Lg Porched BBQ Fire Pit Sleeps 8 Cabin | 3 bd · 2 ba · sleeps 8 | $43,661 | $269 | 44% | 5★ (16) | 0.6 mi | Vrbo |
Luxury | Fenced Yard | Game Room | Minutes to DT Cabin | 3 bd · 3.5 ba · sleeps 10 | $6,437 | $326 | 5% | 5★ (11) | 0.7 mi | Airbnb |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$39,761
NOI
$10,652
Cash flow /mo
-$5,183
Cash needed
$319,000
Cash-on-cash
-19.5%
ROE (yr 1)
-7.0%
Cap rate
1.0%
DSCR
0.15
Year-1 write-off
$170,894
Year-1 tax shield @ 32%
$54,686
Year-1 return on equity
- Cash flow (annual)-$62,198
- Principal paydown$6,851
- Appreciation at%$33,000
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)$7,952
- Platform fees (3% of revenue)$1,193
- Maintenance / capex (5% of revenue)$1,988
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,061
- Insurance (STR-rated)$11,715
Cash needed to close
- Down payment (25%)$275,000
- Closing costs (4.0%)$44,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$54,686
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$991,000
Short-life (5/15-yr)
$170,000 · 17%
Year-1 deduction
$171,000
Year-1 tax shield @ 32%
$55,000
Land 10% (county tax record, market value split) · building $821,000 over 39 years
Based on: 2,520 sq ft, built 2022, 3 bd / 3 ba, furnished, listing features (hot tub, fence, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $116,000 in year 1 (12% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $21,600
Kitchen cabinetsdefault
$11,300 new × 84% good × 2.27 allocation
- $17,700
Kitchen countertopsdefault
$9,300 new × 84% good × 2.27 allocation
- $8,400
Decorative trimdefault
$4,400 new × 84% good × 2.27 allocation
- $700
Mirrorsdefault
$500 new × 67% good × 2.27 allocation
- $2,300
Shelvingdefault
$1,200 new × 84% good × 2.27 allocation
- $8,500
Window coverings (25)default
$6,300 new × 60% good × 2.27 allocation
- $18,400
Kitchen & laundry equipment plumbingdefault
$8,800 new × 92% good × 2.27 allocation
- $11,100
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 92% good × 2.27 allocation
- $11,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 67% good × 2.27 allocation
- $12,300
Hot tub (freestanding)listing
$9,000 new × 60% good × 2.27 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $19,900
Paving: driveway & walks (paved)default
$10,400 new × 84% good × 2.27 allocation
- $9,600
Landscaping (minimal)listing
$5,000 new × 84% good × 2.27 allocation
- $4,700
Patiosdefault
$2,500 new × 84% good × 2.27 allocation
- $4,500
Decks & porches (attached)default
$2,500 new × 80% good × 2.27 allocation
- $10,900
Fencinglisting
$6,000 new × 80% good × 2.27 allocation
- $580,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$273,700 new × 93% good × 2.27 allocation
- $59,300
Building plumbing & fixturesdefault
$28,400 new × 92% good × 2.27 allocation
- $61,000
Building electrical & lightingdefault
$29,200 new × 92% good × 2.27 allocation
- $51,600
HVACdefault
$28,400 new × 80% good × 2.27 allocation
- $30,900
Hardwood & tile floorsdefault
$16,200 new × 84% good × 2.27 allocation
- $15,100
Fireplaces (3)listing
$7,900 new × 84% good × 2.27 allocation
- $22,900
Septic systemlisting
$12,000 new × 84% good × 2.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $120,400 | $49,600 | $900 | $170,900 |
| 2 | $0 | $0 | $21,100 | $21,100 |
| 3 | $0 | $0 | $21,100 | $21,100 |
| 4 | $0 | $0 | $21,100 | $21,100 |
| 5 | $0 | $0 | $21,100 | $21,100 |
| 6+ | $0 | $0 | $736,000 | $736,000 |
| Total | $120,400 | $49,600 | $821,000 | $991,100 |
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: 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.