78 Deer Crest Rd
Blue Ridge, GA 30513
$1,125,000
4 bd · 3.5 ba · Listed 65d ago
View on Realtor.com →Year built
2020
Sqft
—
Lot sqft
113,256
HOA / mo
$25
Furnished
No
List date
2026-09-08T18:33:14.000000Z
Revenue
Annual revenue
$55,868
ADR
$366
Occupancy
42%
Cleaning fees (12 mo)
$11,495
Confidence
Low (50.45), 11 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $49,315
Modern Rustic Cabin | Sweeping Views & Hot Tub
Cabin · 4 bd · 3.5 ba · sleeps 8 · 387 ft
Revenue $18,436ADR $512Occ ≈ 10%—
Delisted
Mi casa es su Casa
Vacation home · 4 bd · 3 ba · sleeps 12 · 0.5 mi
Revenue $34,744ADR $356Occ ≈ 27%4★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Wanderlust - Mountain views & hot tub Cabin
| 4 bd · 3.5 ba · sleeps 8 | $45,402 | $324 | 38% | 4.5★ (29) | 20 ft | AirbnbVrboBooking |
Summit Trail Lodge – Mountain Views & Sauna House
| 4 bd · 4.5 ba · sleeps 14 | $42,146 | $469 | 25% | 4.8★ (14) | 289 ft | AirbnbVrbo |
Modern Rustic Cabin | Sweeping Views & Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 8 | $18,436 | $512 | 10% | — | 387 ft | Delisted |
The Nest - Long Range Views, Pool Table, Ping Pong Cabin
| 4 bd · 3 ba · sleeps 10 | $55,445 | $536 | 28% | 5★ (14) | 0.2 mi | AirbnbVrboBooking |
Luxury Cabin! Mtn & Lake View Cabin
| 4 bd · 3 ba · sleeps 8 | $99,603 | $502 | 54% | 5★ (141) | 0.4 mi | AirbnbVrbo |
Whiskey Mountain Cabin Cabin
| 4 bd · 3 ba · sleeps 8 | $47,179 | $395 | 33% | 4.8★ (39) | 0.4 mi | AirbnbVrboBooking |
A Great Escape - Modern Cabin w/ views & waterfall Cabin
| 4 bd · 4 ba · sleeps 8 | $85,439 | $394 | 59% | 4.8★ (31) | 0.4 mi | AirbnbVrboBooking |
Mi casa es su Casa Vacation home | 4 bd · 3 ba · sleeps 12 | $34,744 | $356 | 27% | 4★ (10) | 0.5 mi | Booking |
Modern 4BR Cabin w easy access, hot tub & a view! Cabin
| 4 bd · 3.5 ba · sleeps 9 | $96,019 | $522 | 50% | 5★ (100) | 0.5 mi | AirbnbVrbo |
Already There Cabin
| 4 bd · 3.5 ba · sleeps 8 | $49,315 | $526 | 26% | 5★ (93) | 0.6 mi | AirbnbVrboBooking |
Show 1 more
Luxe Blue Ridge Retreat: Sauna, Gym, Forest Views, Sleeps 12- Relax & Recharge!
House · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $114,556ADR $542Occ ≈ 58%5★ (1)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxe Blue Ridge Retreat: Sauna, Gym, Forest Views, Sleeps 12- Relax & Recharge! House | 4 bd · 3 ba · sleeps 12 | $114,556 | $542 | 58% | 5★ (1) | 0.6 mi | Delisted |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$55,868
NOI
$23,545
Cash flow /mo
-$4,188
Cash needed
$355,250
Cash-on-cash
-14.1%
ROE (yr 1)
-2.6%
Cap rate
2.1%
DSCR
0.32
Year-1 write-off
$217,756
Year-1 tax shield @ 32%
$69,682
Year-1 return on equity
- Cash flow (annual)-$50,255
- Principal paydown$7,147
- Appreciation at%$33,750
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)$11,174
- Platform fees (3% of revenue)$1,676
- Maintenance / capex (5% of revenue)$2,793
- Utilities & supplies$4,200
- HOA$300
- Property tax$199
- Insurance (STR-rated)$11,981
Cash needed to close
- Down payment (25%)$281,250
- Closing costs (4.0%)$45,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$69,682
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
$956,000
Short-life (5/15-yr)
$186,000 · 19%
Year-1 deduction
$218,000
Year-1 tax shield @ 32%
$70,000
Land 15% (market default, no usable tax-record split) · building $770,000 over 39 years · new furniture $29,000
Based on: ~2,400 sq ft (from beds), built 2020, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $123,000 in year 1 (10% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,700
Kitchen cabinetsdefault
$11,100 new × 76% good × 2.35 allocation
- $20,200
Kitchen countertops (stone)listing
$11,300 new × 76% good × 2.35 allocation
- $7,500
Decorative trimdefault
$4,200 new × 76% good × 2.35 allocation
- $500
Mirrorsdefault
$500 new × 50% good × 2.35 allocation
- $2,700
Shelvingdefault
$1,500 new × 76% good × 2.35 allocation
- $5,600
Window coverings (24)default
$6,000 new × 40% good × 2.35 allocation
- $17,800
Kitchen & laundry equipment plumbingdefault
$8,600 new × 88% good × 2.35 allocation
- $10,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 88% good × 2.35 allocation
- $9,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 2.35 allocation
- $8,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.35 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $18,100
Paving: driveway & walks (paved)default
$10,200 new × 76% good × 2.35 allocation
- $17,400
Landscaping (typical)default
$9,800 new × 76% good × 2.35 allocation
- $4,200
Patiosdefault
$2,400 new × 76% good × 2.35 allocation
- $44,300
Decks & porches (attached)listing
$27,000 new × 70% good × 2.35 allocation
- $549,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 90% good × 2.35 allocation
- $55,800
Building plumbing & fixturesdefault
$27,000 new × 88% good × 2.35 allocation
- $57,200
Building electrical & lightingdefault
$27,700 new × 88% good × 2.35 allocation
- $44,400
HVACdefault
$27,000 new × 70% good × 2.35 allocation
- $27,500
Hardwood & tile floorsdefault
$15,400 new × 76% good × 2.35 allocation
- $14,100
Fireplaces (3)listing
$7,900 new × 76% good × 2.35 allocation
- $21,400
Septic systemlisting
$12,000 new × 76% good × 2.35 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $131,200 | $84,100 | $2,500 | $217,800 |
| 2 | $0 | $0 | $19,700 | $19,700 |
| 3 | $0 | $0 | $19,700 | $19,700 |
| 4 | $0 | $0 | $19,700 | $19,700 |
| 5 | $0 | $0 | $19,700 | $19,700 |
| 6+ | $0 | $0 | $688,500 | $688,500 |
| Total | $131,200 | $84,100 | $770,000 | $985,300 |
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.