17 Dial Mountain Dr
Blue Ridge, GA 30513
$899,000
3 bd · 3 ba · 2,570 sqft · Listed 24d ago
View on Realtor.com →Year built
2026
Sqft
2,570
Lot sqft
77,537
HOA / mo
None
Furnished
No
List date
2026-09-03T21:30:36.000000Z
Revenue
Annual revenue
$39,465
ADR
$266
Occupancy
41%
Cleaning fees (12 mo)
$9,614
Confidence
Low (51.97), 9 comps
Comp revenue range (p25 / median / p75)
The Stargazer *Hot Tub*Firepit*Views*Toccoa River*
Cabin · 3 bd · 2 ba · sleeps 5 · 0.5 mi
Revenue $36,300ADR $248Occ ≈ 40%5★ (99)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Blue Ridge 3BR: Hot Tub Creek Firepit Games House | 3 bd · 2 ba · sleeps 9 | $42,197 | $292 | 40% | 5★ (82) | 0.3 mi | AirbnbVrboBooking |
Higher Hopes - pets, hot tub, games, fire pit Cabin | 3 bd · 2.5 ba · sleeps 8 | $48,054 | $256 | 51% | 5★ (32) | 0.4 mi | AirbnbVrbo |
Whimsical Ways - Hot tub-screen porch-pet friendly Cabin | 3 bd · 2.5 ba · sleeps 7 | $59,599 | $284 | 57% | 5★ (31) | 0.4 mi | AirbnbVrbo |
Luxury Cabin w/ views•Toccoa• HotTub•Firept•Pets Cabin | 3 bd · 2 ba · sleeps 5 | $41,506 | $256 | 44% | 4.9★ (23) | 0.4 mi | AirbnbVrboBooking |
Modern + moody/master suite/Aska Adventure Cabin | 3 bd · 2 ba · sleeps 6 | $14,972 | $373 | 11% | 5★ (6) | 0.4 mi | AirbnbVrbo |
Charming Creekside Cabin - Whitetail Run! Cabin | 3 bd · 3 ba · sleeps 10 | $11,283 | $375 | 8% | 4.9★ (21) | 0.4 mi | AirbnbVrboBooking |
Cozy Connect - View, hot tub, game room, fire pit Cabin | 3 bd · 3 ba · sleeps 6 | $17,917 | $270 | 18% | 5★ (6) | 0.5 mi | AirbnbVrbo |
The Stargazer *Hot Tub*Firepit*Views*Toccoa River* Cabin | 3 bd · 2 ba · sleeps 5 | $36,300 | $248 | 40% | 5★ (99) | 0.5 mi | Airbnb |
Blue Ridge - Creek Front Paradise w/great outdoors Cabin | 3 bd · 2 ba · sleeps 6 | $50,920 | $319 | 44% | 5★ (190) | 0.6 mi | AirbnbVrbo |
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
$39,465
NOI
$7,808
Cash flow /mo
-$4,194
Cash needed
$286,210
Cash-on-cash
-17.6%
ROE (yr 1)
-6.1%
Cap rate
0.9%
DSCR
0.13
Year-1 write-off
$165,271
Year-1 tax shield @ 32%
$52,887
Year-1 return on equity
- Cash flow (annual)-$50,325
- Principal paydown$5,883
- Appreciation at%$26,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,893
- Platform fees (3% of revenue)$1,184
- Maintenance / capex (5% of revenue)$1,973
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,832
- Insurance (STR-rated)$9,574
Cash needed to close
- Down payment (25%)$224,750
- Closing costs (4.0%)$35,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,887
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
$764,000
Short-life (5/15-yr)
$138,000 · 18%
Year-1 deduction
$165,000
Year-1 tax shield @ 32%
$53,000
Land 15% (market default, no usable tax-record split) · building $626,000 over 39 years · new furniture $26,000
Based on: 2,570 sq ft, built 2026, 3 bd / 3 ba, unfurnished, listing features (patio, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $119,000 in year 1 (12% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,900
Kitchen cabinetsdefault
$11,400 new × 100% good × 1.56 allocation
- $14,600
Kitchen countertopsdefault
$9,400 new × 100% good × 1.56 allocation
- $7,000
Decorative trimdefault
$4,500 new × 100% good × 1.56 allocation
- $700
Mirrorsdefault
$500 new × 100% good × 1.56 allocation
- $1,900
Shelvingdefault
$1,200 new × 100% good × 1.56 allocation
- $10,200
Window coverings (26)default
$6,500 new × 100% good × 1.56 allocation
- $13,900
Kitchen & laundry equipment plumbingdefault
$8,900 new × 100% good × 1.56 allocation
- $8,400
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 100% good × 1.56 allocation
- $8,900
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.56 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $16,400
Paving: driveway & walks (paved)default
$10,500 new × 100% good × 1.56 allocation
- $15,800
Landscaping (typical)default
$10,100 new × 100% good × 1.56 allocation
- $18,100
Patioslisting
$11,600 new × 100% good × 1.56 allocation
- $4,000
Decks & porches (attached)default
$2,500 new × 100% good × 1.56 allocation
- $436,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$279,200 new × 100% good × 1.56 allocation
- $45,300
Building plumbing & fixturesdefault
$29,000 new × 100% good × 1.56 allocation
- $46,700
Building electrical & lightingdefault
$29,800 new × 100% good × 1.56 allocation
- $45,300
HVACdefault
$29,000 new × 100% good × 1.56 allocation
- $25,900
Hardwood & tile floorsdefault
$16,500 new × 100% good × 1.56 allocation
- $8,200
Fireplaces (2)listing
$5,300 new × 100% good × 1.56 allocation
- $18,800
Septic systemlisting
$12,000 new × 100% good × 1.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $109,000 | $54,300 | $2,000 | $165,300 |
| 2 | $0 | $0 | $16,100 | $16,100 |
| 3 | $0 | $0 | $16,100 | $16,100 |
| 4 | $0 | $0 | $16,100 | $16,100 |
| 5 | $0 | $0 | $16,100 | $16,100 |
| 6+ | $0 | $0 | $560,100 | $560,100 |
| Total | $109,000 | $54,300 | $626,400 | $789,600 |
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: 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.