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52 Ivy Ridge Ct

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)

$46,905$61,630$75,277

  • Hickory Grove Haven | EV Charging & Hot Tub

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue $80,550ADR $399Occ ≈ 55%5★ (168)

    AirbnbVrbo

  • Mtn Views~Sleeps 8~Hot Tub~Game Room~Fireplace

    House · 3 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue $59,399ADR $322Occ ≈ 51%5★ (14)

    AirbnbVrboBooking

  • Blue Ridge cabin w/ views, game room & hot tub

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi

    Revenue $73,515ADR $375Occ ≈ 54%5★ (199)

    AirbnbVrbo

  • Cabin in Blue Ridge Hot Tub, Games, & Creek!

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

    Revenue $46,905ADR $250Occ ≈ 51%5★ (69)

    AirbnbVrboBooking

  • Rushing Waters - Blue Ridge, GA - Riverfront Pet

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $75,277ADR $321Occ ≈ 64%5★ (7)

    AirbnbBooking

  • Rushing Waters - Creekside Cabin in North GA

    Nature lodge · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $97,195ADR $434Occ ≈ 61%3.2★ (4)

    AirbnbVrbo

  • Kings beds, spa, game room, fire pit, creek-front!

    Cabin · 3 bd · 2 ba · sleeps 10 · 0.7 mi

    Revenue $36,872ADR $260Occ ≈ 39%5★ (62)

    AirbnbVrbo

  • Lookout Point Cabin-Long Range Mt View-PAVED ROADS

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $38,496ADR $227Occ ≈ 46%4.9★ (168)

    AirbnbVrboBooking

  • Blue Sky Dreams - Stunning view and outdoor space!

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.8 mi

    Revenue $61,630ADR $282Occ ≈ 60%5★ (79)

    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

Financing

Est. revenue

$64,807

NOI

$30,913

Cash flow /mo

$2,576

Cash needed

$850,460

Cash-on-cash (all cash)

3.6%

ROE (yr 1)

6.5%

Cap rate

3.9%

DSCR

—

Year-1 write-off

$234,451

Year-1 tax shield @ 32%

$75,024

Year-1 return on equity

  • Cash flow (annual)$30,913
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,970
ROE6.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.3%
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

  • Purchase price (all cash)$799,000
  • 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.

5-year property$88,700

  • Kitchen cabinetsdefault

    $10,800 new × 76% good × 1.46 allocation

    $12,100

  • Kitchen countertopsdefault

    $8,900 new × 76% good × 1.46 allocation

    $9,900

  • Decorative trimdefault

    $4,000 new × 76% good × 1.46 allocation

    $4,500

  • Mirrorsdefault

    $300 new × 50% good × 1.46 allocation

    $200

  • Shelvingdefault

    $1,200 new × 76% good × 1.46 allocation

    $1,300

  • Window coverings (23)default

    $5,800 new × 40% good × 1.46 allocation

    $3,400

  • Carpet, vinyl & laminate (100% of floors)listing

    $14,800 new × 50% good × 1.46 allocation

    $10,800

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 88% good × 1.46 allocation

    $10,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 88% good × 1.46 allocation

    $6,600

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

    $5,900 new × 50% good × 1.46 allocation

    $4,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.46 allocation

    $5,300

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$144,400

  • Paving: driveway & walks (paved)default

    $12,400 new × 76% good × 1.46 allocation

    $13,800

  • Landscaping (typical)default

    $9,600 new × 76% good × 1.46 allocation

    $10,600

  • Covered patiolisting

    $19,000 new × 76% good × 1.46 allocation

    $21,100

  • Decks & porches (attached)listing

    $25,900 new × 70% good × 1.46 allocation

    $26,500

  • Pool (in-ground)listing

    $65,000 new × 76% good × 1.46 allocation

    $72,300
Building, 39-year$439,600

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

    $250,100 new × 90% good × 1.46 allocation

    $329,300

  • Building plumbing & fixturesdefault

    $25,900 new × 88% good × 1.46 allocation

    $33,400

  • Building electrical & lightingdefault

    $26,500 new × 88% good × 1.46 allocation

    $34,100

  • HVACdefault

    $25,900 new × 70% good × 1.46 allocation

    $26,600

  • Fireplacelisting

    $2,600 new × 76% good × 1.46 allocation

    $2,900

  • Septic systemlisting

    $12,000 new × 76% good × 1.46 allocation

    $13,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.