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17 Dial Mountain Dr

17 Dial Mountain Dr

Blue Ridge, GA 30513

$899,000

3 bd · 3 ba · 2,570 sqft · Listed 24d ago

View on Realtor.com →
Est. land %

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)

$17,917$41,506$48,054

  • Modern Blue Ridge 3BR: Hot Tub Creek Firepit Games

    House · 3 bd · 2 ba · sleeps 9 · 0.3 mi

    Revenue $42,197ADR $292Occ ≈ 40%5★ (82)

    AirbnbVrboBooking

  • Higher Hopes - pets, hot tub, games, fire pit

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi

    Revenue $48,054ADR $256Occ ≈ 51%5★ (32)

    AirbnbVrbo

  • Whimsical Ways - Hot tub-screen porch-pet friendly

    Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.4 mi

    Revenue $59,599ADR $284Occ ≈ 57%5★ (31)

    AirbnbVrbo

  • Luxury Cabin w/ views•Toccoa• HotTub•Firept•Pets

    Cabin · 3 bd · 2 ba · sleeps 5 · 0.4 mi

    Revenue $41,506ADR $256Occ ≈ 44%4.9★ (23)

    AirbnbVrboBooking

  • Modern + moody/master suite/Aska Adventure

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $14,972ADR $373Occ ≈ 11%5★ (6)

    AirbnbVrbo

  • Charming Creekside Cabin - Whitetail Run!

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $11,283ADR $375Occ ≈ 8%4.9★ (21)

    AirbnbVrboBooking

  • Cozy Connect - View, hot tub, game room, fire pit

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $17,917ADR $270Occ ≈ 18%5★ (6)

    AirbnbVrbo

  • 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)

    Airbnb

  • Blue Ridge - Creek Front Paradise w/great outdoors

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $50,920ADR $319Occ ≈ 44%5★ (190)

    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

Financing

Est. revenue

$39,465

NOI

$7,808

Cash flow /mo

$651

Cash needed

$960,460

Cash-on-cash (all cash)

0.8%

ROE (yr 1)

3.6%

Cap rate

0.9%

DSCR

—

Year-1 write-off

$165,271

Year-1 tax shield @ 32%

$52,887

Year-1 return on equity

  • Cash flow (annual)$7,808
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,970
ROE3.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)9.1%
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

  • Purchase price (all cash)$899,000
  • 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.

5-year property$109,000

  • Kitchen cabinetsdefault

    $11,400 new × 100% good × 1.56 allocation

    $17,900

  • Kitchen countertopsdefault

    $9,400 new × 100% good × 1.56 allocation

    $14,600

  • Decorative trimdefault

    $4,500 new × 100% good × 1.56 allocation

    $7,000

  • Mirrorsdefault

    $500 new × 100% good × 1.56 allocation

    $700

  • Shelvingdefault

    $1,200 new × 100% good × 1.56 allocation

    $1,900

  • Window coverings (26)default

    $6,500 new × 100% good × 1.56 allocation

    $10,200

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 100% good × 1.56 allocation

    $13,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 100% good × 1.56 allocation

    $8,400

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 100% good × 1.56 allocation

    $8,900

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$54,300

  • Paving: driveway & walks (paved)default

    $10,500 new × 100% good × 1.56 allocation

    $16,400

  • Landscaping (typical)default

    $10,100 new × 100% good × 1.56 allocation

    $15,800

  • Patioslisting

    $11,600 new × 100% good × 1.56 allocation

    $18,100

  • Decks & porches (attached)default

    $2,500 new × 100% good × 1.56 allocation

    $4,000
Building, 39-year$626,400

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $279,200 new × 100% good × 1.56 allocation

    $436,400

  • Building plumbing & fixturesdefault

    $29,000 new × 100% good × 1.56 allocation

    $45,300

  • Building electrical & lightingdefault

    $29,800 new × 100% good × 1.56 allocation

    $46,700

  • HVACdefault

    $29,000 new × 100% good × 1.56 allocation

    $45,300

  • Hardwood & tile floorsdefault

    $16,500 new × 100% good × 1.56 allocation

    $25,900

  • Fireplaces (2)listing

    $5,300 new × 100% good × 1.56 allocation

    $8,200

  • Septic systemlisting

    $12,000 new × 100% good × 1.56 allocation

    $18,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.