52 Ivy Ridge Ct
Blue Ridge, GA 30513
$799,000
3 bd · 2.5 ba · 2,303 sqft · Listed 20d ago
View on Realtor.com →Year built
2020
Sqft
2,303
Lot sqft
87,120
HOA / mo
$38
Furnished
No
List date
2026-09-07T23:01:05.000000Z
Revenue
Annual revenue
$64,807
ADR
$331
Occupancy
54%
Cleaning fees (12 mo)
$12,931
Confidence
Med (67.95), 9 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Hickory Grove Haven | EV Charging & Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $80,550 | $399 | 55% | 5★ (168) | 0.3 mi | AirbnbVrbo |
 Mtn Views~Sleeps 8~Hot Tub~Game Room~Fireplace House | 3 bd · 3 ba · sleeps 8 | $59,399 | $322 | 51% | 5★ (14) | 0.3 mi | AirbnbVrboBooking |
 Blue Ridge cabin w/ views, game room & hot tub Cabin | 3 bd · 3.5 ba · sleeps 8 | $73,515 | $375 | 54% | 5★ (199) | 0.4 mi | AirbnbVrbo |
 Cabin in Blue Ridge Hot Tub, Games, & Creek! Cabin | 3 bd · 3 ba · sleeps 6 | $46,905 | $250 | 51% | 5★ (69) | 0.6 mi | AirbnbVrboBooking |
 Rushing Waters - Blue Ridge, GA - Riverfront Pet Cabin | 3 bd · 3 ba · sleeps 8 | $75,277 | $321 | 64% | 5★ (7) | 0.6 mi | AirbnbBooking |
 Rushing Waters - Creekside Cabin in North GA Nature lodge | 3 bd · 3 ba · sleeps 8 | $97,195 | $434 | 61% | 3.2★ (4) | 0.7 mi | AirbnbVrbo |
 Kings beds, spa, game room, fire pit, creek-front! Cabin | 3 bd · 2 ba · sleeps 10 | $36,872 | $260 | 39% | 5★ (62) | 0.7 mi | AirbnbVrbo |
 Lookout Point Cabin-Long Range Mt View-PAVED ROADS Cabin | 3 bd · 3 ba · sleeps 8 | $38,496 | $227 | 46% | 4.9★ (168) | 0.7 mi | AirbnbVrboBooking |
 Blue Sky Dreams - Stunning view and outdoor space! Cabin | 3 bd · 2 ba · sleeps 8 | $61,630 | $282 | 60% | 5★ (79) | 0.8 mi | AirbnbVrboBooking |
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
$64,807
NOI
$30,913
Cash flow /mo
-$1,729
Cash needed
$251,210
Cash-on-cash
-8.3%
ROE (yr 1)
3.4%
Cap rate
3.9%
DSCR
0.60
Year-1 write-off
$234,451
Year-1 tax shield @ 32%
$75,024
Year-1 return on equity
- Cash flow (annual)-$20,754
- Principal paydown$5,229
- Appreciation at%$23,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,961
- Platform fees (3% of revenue)$1,944
- Maintenance / capex (5% of revenue)$3,240
- Utilities & supplies$4,200
- HOA$456
- Property tax$2,583
- Insurance (STR-rated)$8,509
Cash needed to close
- Down payment (25%)$199,750
- Closing costs (4.0%)$31,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$75,024
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
$653,000
Short-life (5/15-yr)
$214,000 · 33%
Year-1 deduction
$234,000
Year-1 tax shield @ 32%
$75,000
Land 18% (county tax record, market value split) · building $440,000 over 39 years · new furniture $20,000
Based on: 2,303 sq ft, built 2020, 3 bd / 2.5 ba, unfurnished, listing features (hot tub, pool, deck, covered patio, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $180,000 in year 1 (24% short-life, $58,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,100
Kitchen cabinetsdefault
$10,800 new × 76% good × 1.46 allocation
- $9,900
Kitchen countertopsdefault
$8,900 new × 76% good × 1.46 allocation
- $4,500
Decorative trimdefault
$4,000 new × 76% good × 1.46 allocation
- $200
Mirrorsdefault
$300 new × 50% good × 1.46 allocation
- $1,300
Shelvingdefault
$1,200 new × 76% good × 1.46 allocation
- $3,400
Window coverings (23)default
$5,800 new × 40% good × 1.46 allocation
- $10,800
Carpet, vinyl & laminate (100% of floors)listing
$14,800 new × 50% good × 1.46 allocation
- $10,900
Kitchen & laundry equipment plumbingdefault
$8,400 new × 88% good × 1.46 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 88% good × 1.46 allocation
- $4,300
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 50% good × 1.46 allocation
- $5,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.46 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,800
Paving: driveway & walks (paved)default
$12,400 new × 76% good × 1.46 allocation
- $10,600
Landscaping (typical)default
$9,600 new × 76% good × 1.46 allocation
- $21,100
Covered patiolisting
$19,000 new × 76% good × 1.46 allocation
- $26,500
Decks & porches (attached)listing
$25,900 new × 70% good × 1.46 allocation
- $72,300
Pool (in-ground)listing
$65,000 new × 76% good × 1.46 allocation
- $329,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$250,100 new × 90% good × 1.46 allocation
- $33,400
Building plumbing & fixturesdefault
$25,900 new × 88% good × 1.46 allocation
- $34,100
Building electrical & lightingdefault
$26,500 new × 88% good × 1.46 allocation
- $26,600
HVACdefault
$25,900 new × 70% good × 1.46 allocation
- $2,900
Fireplacelisting
$2,600 new × 76% good × 1.46 allocation
- $13,300
Septic systemlisting
$12,000 new × 76% good × 1.46 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,700 | $144,400 | $1,400 | $234,500 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $393,100 | $393,100 |
| Total | $88,700 | $144,400 | $439,600 | $672,600 |
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.