531 Sowers Rd
Blue Ridge, GA 30513
$649,900
3 bd · 3 ba · 2,464 sqft · Listed 9d ago
View on Realtor.com →Year built
2022
Sqft
2,464
Lot sqft
28,750
HOA / mo
$0
Furnished
No
List date
2026-09-18T03:43:14.000000Z
Revenue
Annual revenue
$41,891
ADR
$269
Occupancy
43%
Cleaning fees (12 mo)
$8,094
Confidence
Low (45.55), 24 comps
Comp revenue range (p25 / median / p75)
Cozy mountain oasis with hot tub, grill, fire pit and 1200 sf of deck
House · 3 bd · 3 ba · sleeps 10 · 108 ft
Revenue $22,122ADR $259Occ ≈ 23%4.9★ (22)
Blue Ridge Retreat • 2 Hot Tubs • 5 Min Downtown
House · 3 bd · 3 ba · sleeps 6 · 518 ft
Revenue $9,260ADR $302Occ ≈ 8%—
Idlewood: Dogs, EV Chg, Mtn Views, 5 Min to DT BR
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $29,199ADR $301Occ ≈ 27%5★ (23)
Luxury Cabin with amazing sunsets! Close to Downtown Blue Ridge!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $77,042ADR $408Occ ≈ 52%5★ (163)
End of Summer Fun! King Suite, Fire Pit, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $53,695ADR $273Occ ≈ 54%5★ (430)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy mountain oasis with hot tub, grill, fire pit and 1200 sf of deck House | 3 bd · 3 ba · sleeps 10 | $22,122 | $259 | 23% | 4.9★ (22) | 108 ft | Vrbo |
Napa Blue Ridge Oasis House | 3 bd · 3 ba · sleeps 10 | $10,161 | $245 | 11% | 4.9★ (52) | 210 ft | AirbnbVrbo |
Luxury Retreat • Hot Tub • EV Charger • View Cabin | 3 bd · 3 ba · sleeps 8 | $59,590 | $367 | 44% | 4.7★ (218) | 302 ft | AirbnbVrboBooking |
Blue Ridge Retreat • 2 Hot Tubs • 5 Min Downtown House | 3 bd · 3 ba · sleeps 6 | $9,260 | $302 | 8% | — | 518 ft | Airbnb |
Idlewood: Dogs, EV Chg, Mtn Views, 5 Min to DT BR Cabin | 3 bd · 3 ba · sleeps 8 | $29,199 | $301 | 27% | 5★ (23) | 0.1 mi | Airbnb |
Fireside Retreat Cabin | 3 bd · 3.5 ba · sleeps 8 | $19,744 | $372 | 15% | 4.9★ (61) | 0.3 mi | AirbnbVrboBooking |
Modern Cabin w/ Amazing Mountain Views! Hot Tub! Cabin | 3 bd · 3 ba · sleeps 8 | $120,694 | $376 | 88% | 5★ (258) | 0.3 mi | AirbnbVrbo |
Luxury Cabin with amazing sunsets! Close to Downtown Blue Ridge! Cabin | 3 bd · 3 ba · sleeps 6 | $77,042 | $408 | 52% | 5★ (163) | 0.3 mi | Vrbo |
Buddy's Bungalow- Gated Mtn View Retreat, Hot Tub Cabin | 3 bd · 4 ba · sleeps 8 | $24,863 | $420 | 16% | 5★ (4) | 0.3 mi | AirbnbVrboBooking |
End of Summer Fun! King Suite, Fire Pit, Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $53,695 | $273 | 54% | 5★ (430) | 0.4 mi | Airbnb |
Show all 24 comps
Story Book Cabin with Mountain Views, Game Cave, Hot Tub and Close to Downtown
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $41,915ADR $342Occ ≈ 34%5★ (4)
Majestic Sunrise- Pet Friendly | Screened Porch | Hot Tub
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $50,000ADR $306Occ ≈ 45%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3 Mins to Downtown! Mtn Views, Hot Tub, & Fire Pit Cabin | 3 bd · 3 ba · sleeps 9 | $63,092 | $292 | 59% | 5★ (175) | 0.4 mi | AirbnbVrbo |
Charming Cabin Near Downtown Blue Ridge Cabin | 3 bd · 3 ba · sleeps 11 | $20,508 | $338 | 17% | 4.9★ (10) | 0.4 mi | AirbnbVrbo |
Outdoor living in a modern mountain home. House | 3 bd · 3 ba · sleeps 6 | $52,496 | $262 | 55% | 5★ (218) | 0.5 mi | AirbnbVrboBooking |
Blue Ridge Getaway w/ Hot Tub & Seasonal View! Cabin | 3 bd · 2 ba · sleeps 6 | $29,281 | $212 | 38% | 4.5★ (144) | 0.5 mi | AirbnbVrboBooking |
Mtn View, Hot Tub, Outside Fireplace-WAKIN Cabin | 3 bd · 3 ba · sleeps 6 | $68,154 | $420 | 44% | 4.8★ (71) | 0.5 mi | AirbnbVrboBooking |
Hillside Escape - Very peaceful yet close to town! Cabin | 3 bd · 3 ba · sleeps 8 | $25,477 | $201 | 35% | 4.8★ (66) | 0.5 mi | AirbnbVrbo |
Story Book Cabin with Mountain Views, Game Cave, Hot Tub and Close to Downtown Cabin | 3 bd · 2.5 ba · sleeps 8 | $41,915 | $342 | 34% | 5★ (4) | 0.6 mi | Vrbo |
Buckberry Lodge House | 3 bd · 3 ba · sleeps 8 | $63,485 | $359 | 48% | 5★ (20) | 0.6 mi | AirbnbVrbo |
Majestic Sunrise- Pets OK, Screened Porch, Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $47,350 | $347 | 37% | 4.8★ (35) | 0.6 mi | AirbnbVrbo |
Majestic Sunrise- Pet Friendly | Screened Porch | Hot Tub Vacation home | 3 bd · 3 ba · sleeps 6 | $50,000 | $306 | 45% | — | 0.7 mi | Booking |
Hot Tub • 7 Minutes to Downtown • Game Room• Pets Cabin | 3 bd · 3.5 ba · sleeps 8 | $42,393 | $331 | 35% | 4.8★ (38) | 0.7 mi | AirbnbVrboBooking |
Mountain Retreat-Jacuzzi-GamesHouse Cabin | 3 bd · 2 ba · sleeps 6 | $53,568 | $208 | 71% | 5★ (103) | 0.7 mi | AirbnbVrbo |
The Summit on Sunrise | Blue Ridge | Hot Tub House | 3 bd · 3 ba · sleeps 8 | $62,146 | $237 | 72% | 5★ (35) | 0.7 mi | AirbnbVrbo |
Leola Lodge- Upscale escape, mtn views & hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $65,428 | $254 | 71% | 4.9★ (167) | 0.8 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
$41,891
NOI
$16,962
Cash flow /mo
-$2,089
Cash needed
$213,971
Cash-on-cash
-11.7%
ROE (yr 1)
-0.6%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$143,890
Year-1 tax shield @ 32%
$46,045
Year-1 return on equity
- Cash flow (annual)-$25,063
- Principal paydown$4,253
- Appreciation at%$19,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,378
- Platform fees (3% of revenue)$1,257
- Maintenance / capex (5% of revenue)$2,095
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,078
- Insurance (STR-rated)$6,921
Cash needed to close
- Down payment (25%)$162,475
- Closing costs (4.0%)$25,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,045
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
$643,000
Short-life (5/15-yr)
$117,000 · 18%
Year-1 deduction
$144,000
Year-1 tax shield @ 32%
$46,000
Land 1% (county tax record, market value split) · building $527,000 over 39 years · new furniture $26,000
Based on: 2,464 sq ft, built 2022, 3 bd / 3 ba, unfurnished, listing features (hot tub, patio, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $108,000 in year 1 (13% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,200
Kitchen cabinetsdefault
$11,200 new × 84% good × 1.51 allocation
- $11,600
Kitchen countertopsdefault
$9,200 new × 84% good × 1.51 allocation
- $5,500
Decorative trimdefault
$4,300 new × 84% good × 1.51 allocation
- $500
Mirrorsdefault
$500 new × 67% good × 1.51 allocation
- $1,500
Shelvingdefault
$1,200 new × 84% good × 1.51 allocation
- $5,700
Window coverings (25)default
$6,300 new × 60% good × 1.51 allocation
- $12,100
Kitchen & laundry equipment plumbingdefault
$8,700 new × 92% good × 1.51 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 92% good × 1.51 allocation
- $7,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 67% good × 1.51 allocation
- $8,100
Hot tub (freestanding)listing
$9,000 new × 60% good × 1.51 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
- $13,000
Paving: driveway & walks (paved)default
$10,300 new × 84% good × 1.51 allocation
- $12,500
Landscaping (typical)default
$9,900 new × 84% good × 1.51 allocation
- $14,000
Patioslisting
$11,100 new × 84% good × 1.51 allocation
- $2,900
Decks & porches (attached)default
$2,400 new × 80% good × 1.51 allocation
- $376,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$267,600 new × 93% good × 1.51 allocation
- $38,500
Building plumbing & fixturesdefault
$27,800 new × 92% good × 1.51 allocation
- $39,500
Building electrical & lightingdefault
$28,500 new × 92% good × 1.51 allocation
- $33,500
HVACdefault
$27,800 new × 80% good × 1.51 allocation
- $20,100
Hardwood & tile floorsdefault
$15,900 new × 84% good × 1.51 allocation
- $3,300
Fireplacelisting
$2,600 new × 84% good × 1.51 allocation
- $15,200
Septic systemlisting
$12,000 new × 84% good × 1.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,700 | $42,500 | $1,700 | $143,900 |
| 2 | $0 | $0 | $13,500 | $13,500 |
| 3 | $0 | $0 | $13,500 | $13,500 |
| 4 | $0 | $0 | $13,500 | $13,500 |
| 5 | $0 | $0 | $13,500 | $13,500 |
| 6+ | $0 | $0 | $471,000 | $471,000 |
| Total | $99,700 | $42,500 | $526,700 | $668,900 |
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.