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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

78 Deer Crest Rd

78 Deer Crest Rd

Blue Ridge, GA 30513

$1,150,000

4 bd · 3.5 ba · Listed 19d ago

View on Realtor.com →
Est. land %Negative cash flow

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)

$43,774$49,315$90,729

  • Wanderlust - Mountain views & hot tub

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 20 ft

    Revenue $45,402ADR $324Occ ≈ 38%4.5★ (29)

    AirbnbVrboBooking

  • Summit Trail Lodge – Mountain Views & Sauna

    House · 4 bd · 4.5 ba · sleeps 14 · 289 ft

    Revenue $42,146ADR $469Occ ≈ 25%4.8★ (14)

    AirbnbVrbo

  • Modern Rustic Cabin | Sweeping Views & Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 387 ft

    Revenue $18,436ADR $512Occ ≈ 10%—

    Airbnb

  • The Nest - Long Range Views, Pool Table, Ping Pong

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi

    Revenue $55,445ADR $536Occ ≈ 28%5★ (14)

    AirbnbVrboBooking

  • Luxury Cabin! Mtn & Lake View

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $99,603ADR $502Occ ≈ 54%5★ (141)

    AirbnbVrbo

  • Whiskey Mountain Cabin

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $47,179ADR $395Occ ≈ 33%4.8★ (39)

    AirbnbVrboBooking

  • A Great Escape - Modern Cabin w/ views & waterfall

    Cabin · 4 bd · 4 ba · sleeps 8 · 0.4 mi

    Revenue $85,439ADR $394Occ ≈ 59%4.8★ (31)

    AirbnbVrboBooking

  • Mi casa es su Casa

    Vacation home · 4 bd · 3 ba · sleeps 12 · 0.5 mi

    Revenue $34,744ADR $356Occ ≈ 27%4★ (10)

    Booking

  • Modern 4BR Cabin w easy access, hot tub & a view!

    Cabin · 4 bd · 3.5 ba · sleeps 9 · 0.5 mi

    Revenue $96,019ADR $522Occ ≈ 50%5★ (100)

    AirbnbVrbo

  • Already There

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.6 mi

    Revenue $49,315ADR $526Occ ≈ 26%5★ (93)

    AirbnbVrboBooking

Show all 11 comps

  • 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)

    Vrbo

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$55,868

NOI

$23,278

Cash flow /mo

-$4,257

Cash needed

$362,500

Cash-on-cash

-14.1%

ROE (yr 1)

-2.5%

Cap rate

2.0%

DSCR

0.31

Year-1 write-off

$221,951

Year-1 tax shield @ 32%

$71,024

Year-1 return on equity

  • Cash flow (annual)-$51,085
  • Principal paydown$7,525
  • Appreciation at%$34,500
ROE-2.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)17.1%
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)$12,248

Cash needed to close

  • Down payment (25%)$287,500
  • Closing costs (4.0%)$46,000
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$71,024

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

$978,000

Short-life (5/15-yr)

$190,000 · 19%

Year-1 deduction

$222,000

Year-1 tax shield @ 32%

$71,000

Land 15% (market default, no usable tax-record split) · building $787,000 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).

IRS-guide safe-harbor floor: $125,000 in year 1 (10% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$133,500

  • Kitchen cabinetsdefault

    $11,100 new × 76% good × 2.40 allocation

    $20,200

  • Kitchen countertops (stone)listing

    $11,300 new × 76% good × 2.40 allocation

    $20,600

  • Decorative trimdefault

    $4,200 new × 76% good × 2.40 allocation

    $7,700

  • Mirrorsdefault

    $500 new × 50% good × 2.40 allocation

    $500

  • Shelvingdefault

    $1,500 new × 76% good × 2.40 allocation

    $2,700

  • Window coverings (24)default

    $6,000 new × 40% good × 2.40 allocation

    $5,800

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 88% good × 2.40 allocation

    $18,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 88% good × 2.40 allocation

    $11,000

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

    $7,700 new × 50% good × 2.40 allocation

    $9,200

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.40 allocation

    $8,600

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$86,000

  • Paving: driveway & walks (paved)default

    $10,200 new × 76% good × 2.40 allocation

    $18,500

  • Landscaping (typical)default

    $9,800 new × 76% good × 2.40 allocation

    $17,800

  • Patiosdefault

    $2,400 new × 76% good × 2.40 allocation

    $4,300

  • Decks & porches (attached)listing

    $27,000 new × 70% good × 2.40 allocation

    $45,300
Building, 39-year$787,100

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

    $260,300 new × 90% good × 2.40 allocation

    $561,800

  • Building plumbing & fixturesdefault

    $27,000 new × 88% good × 2.40 allocation

    $57,100

  • Building electrical & lightingdefault

    $27,700 new × 88% good × 2.40 allocation

    $58,400

  • HVACdefault

    $27,000 new × 70% good × 2.40 allocation

    $45,400

  • Hardwood & tile floorsdefault

    $15,400 new × 76% good × 2.40 allocation

    $28,100

  • Fireplaces (3)listing

    $7,900 new × 76% good × 2.40 allocation

    $14,400

  • Septic systemlisting

    $12,000 new × 76% good × 2.40 allocation

    $21,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$133,500$86,000$2,500$222,000
2$0$0$20,200$20,200
3$0$0$20,200$20,200
4$0$0$20,200$20,200
5$0$0$20,200$20,200
6+$0$0$703,800$703,800
Total$133,500$86,000$787,100$1,006,500

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.