281 Raintree Bnd
Blue Ridge, GA 30513
$899,000
3 bd · 3 ba · 1,444 sqft · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
1,444
Lot sqft
130,680
HOA / mo
None
Furnished
Yes
List date
2026-09-27T20:41:52.000000Z
Revenue
Annual revenue
$40,867
ADR
$279
Occupancy
40%
Cleaning fees (12 mo)
$8,233
Confidence
Low (29.89), 21 comps
Comp revenue range (p25 / median / p75)
Luxury Cabin w/ Hot Tub & Covered Deck Retreat
Cabin · 3 bd · 3 ba · sleeps 6 · 102 ft
Revenue $29,856ADR $443Occ ≈ 18%4.6★ (134)
Cozy mountain cabin with breathtaking views, hot tub, and modern comforts
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $27,444ADR $226Occ ≈ 33%4.7★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Cabin w/ Hot Tub & Covered Deck Retreat Cabin | 3 bd · 3 ba · sleeps 6 | $29,856 | $443 | 18% | 4.6★ (134) | 102 ft | Airbnb |
Solitude, Escape the ordinary. MtnViews/Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $27,714 | $349 | 22% | 5★ (148) | 292 ft | AirbnbVrbo |
Log Cabin w Stunning Views-Free Flexible Ck In-Out Cabin | 3 bd · 3 ba · sleeps 9 | $67,531 | $359 | 52% | 5★ (114) | 338 ft | AirbnbVrbo |
The A-Frame on top of the mountain! Cabin | 3 bd · 2 ba · sleeps 6 | $24,774 | $322 | 21% | 5★ (15) | 377 ft | AirbnbVrbo |
Blue Ridge Retreat|Mountain View Hot Tub& Fire Pit House | 3 bd · 2 ba · sleeps 6 | $83,098 | $436 | 52% | 4.5★ (2) | 522 ft | AirbnbVrboBooking |
Relaxing Blue Ridge Cabin Retreat with Hot Tub and Cabin | 3 bd · 3 ba · sleeps 6 | $50,106 | $309 | 44% | 4.7★ (24) | 0.1 mi | AirbnbVrboBooking |
Take a Hike- Pet Friendly, Hikers Paradise, View! Cabin | 3 bd · 3.5 ba · sleeps 7 | $55,794 | $431 | 35% | 4.5★ (13) | 0.2 mi | AirbnbVrbo |
Designer Cabin in the Woods with Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $19,495 | $213 | 25% | 5★ (73) | 0.3 mi | AirbnbVrbo |
Stunning Views! Secluded Mountaintop Romance Cabin | 3 bd · 3 ba · sleeps 6 | $65,147 | $537 | 33% | 4.5★ (29) | 0.4 mi | AirbnbVrbo |
Cozy mountain cabin with breathtaking views, hot tub, and modern comforts Cabin | 3 bd · 2 ba · sleeps 8 | $27,444 | $226 | 33% | 4.7★ (3) | 0.5 mi | Vrbo |
Show all 21 comps
S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $21,283ADR $216Occ ≈ 27%4.8★ (3)
Cozy Blue Ridge Mountain Cabin
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $9,676ADR $221Occ ≈ 12%4.7★ (7)
Then Sings My Soul Stay
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $3,655ADR $200Occ ≈ 5%4.8★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3 State Mountain-View w/Hot Tub/Fire Pit/Pets Yes! Cabin | 3 bd · 3 ba · sleeps 10 | $26,281 | $272 | 26% | 5★ (34) | 0.5 mi | AirbnbVrbo |
S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table Vacation home | 3 bd · 2 ba · sleeps 6 | $21,283 | $216 | 27% | 4.8★ (3) | 0.5 mi | Booking |
Cozy Blue Ridge Mountain Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $9,676 | $221 | 12% | 4.7★ (7) | 0.5 mi | Airbnb |
3BR Retreat • Pets Welcome, Firepit, Scenic Escape Cabin | 3 bd · 2 ba · sleeps 6 | $22,458 | $226 | 27% | 5★ (9) | 0.5 mi | AirbnbVrbo |
Cub Creek Cabin - Fire Pit & a Creek! Cabin | 3 bd · 3 ba · sleeps 10 | $18,375 | $265 | 19% | 5★ (41) | 0.6 mi | AirbnbVrbo |
Then Sings My Soul Stay Cabin | 3 bd · 2 ba · sleeps 8 | $3,655 | $200 | 5% | 4.8★ (20) | 0.6 mi | Airbnb |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 6 | $24,978 | $189 | 36% | 4.8★ (24) | 0.6 mi | AirbnbVrboBooking |
Appalachian Sunrise - Nearby hikes + a hot tub! Cabin | 3 bd · 3 ba · sleeps 6 | $49,174 | $272 | 50% | 4.6★ (58) | 0.6 mi | AirbnbVrboBooking |
Cohutta Hideaway House | 3 bd · 2.5 ba · sleeps 7 | $13,946 | $147 | 26% | 5★ (13) | 0.7 mi | AirbnbVrbo |
Morgan Trail - Hot tub & ping pong table Cabin | 3 bd · 2.5 ba · sleeps 6 | $94,752 | $374 | 69% | 4.7★ (106) | 0.7 mi | AirbnbVrbo |
Blue Ridge Mountain Escape Hot Tub and Game Room House | 3 bd · 4 ba · sleeps 7 | $13,549 | $572 | 6% | 5★ (2) | 0.7 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
$40,867
NOI
$8,817
Cash flow /mo
-$4,110
Cash needed
$260,710
Cash-on-cash
-18.9%
ROE (yr 1)
-6.3%
Cap rate
1.0%
DSCR
0.15
Year-1 write-off
$189,069
Year-1 tax shield @ 32%
$60,502
Year-1 return on equity
- Cash flow (annual)-$49,315
- Principal paydown$5,883
- Appreciation at%$26,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,173
- Platform fees (3% of revenue)$1,226
- Maintenance / capex (5% of revenue)$2,043
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,832
- Insurance (STR-rated)$9,574
Cash needed to close
- Down payment (25%)$224,750
- Closing costs (4.0%)$35,960
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$60,502
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
$765,000
Short-life (5/15-yr)
$187,000 · 24%
Year-1 deduction
$189,000
Year-1 tax shield @ 32%
$61,000
Land 15% (market default, no usable tax-record split) · building $578,000 over 39 years
Based on: 1,444 sq ft, built 2021, 3 bd / 3 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $108,000 in year 1 (14% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $20,400
Kitchen cabinetsdefault
$9,000 new × 80% good × 2.85 allocation
- $16,700
Kitchen countertopsdefault
$7,300 new × 80% good × 2.85 allocation
- $5,800
Decorative trimdefault
$2,500 new × 80% good × 2.85 allocation
- $700
Mirrorsdefault
$500 new × 58% good × 2.85 allocation
- $2,700
Shelvingdefault
$1,200 new × 80% good × 2.85 allocation
- $5,000
Window coverings (14)default
$3,500 new × 50% good × 2.85 allocation
- $17,900
Kitchen & laundry equipment plumbingdefault
$7,000 new × 90% good × 2.85 allocation
- $10,800
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 90% good × 2.85 allocation
- $13,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 58% good × 2.85 allocation
- $12,800
Hot tub (freestanding)listing
$9,000 new × 50% good × 2.85 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $17,900
Paving: driveway & walks (paved)default
$7,900 new × 80% good × 2.85 allocation
- $17,300
Landscaping (typical)default
$7,600 new × 80% good × 2.85 allocation
- $3,200
Patiosdefault
$1,400 new × 80% good × 2.85 allocation
- $34,700
Decks & porches (attached)listing
$16,200 new × 75% good × 2.85 allocation
- $407,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$156,100 new × 92% good × 2.85 allocation
- $41,500
Building plumbing & fixturesdefault
$16,200 new × 90% good × 2.85 allocation
- $39,900
Building electrical & lightingdefault
$15,600 new × 90% good × 2.85 allocation
- $34,700
HVACdefault
$16,300 new × 75% good × 2.85 allocation
- $21,200
Hardwood & tile floorsdefault
$9,300 new × 80% good × 2.85 allocation
- $6,000
Fireplacelisting
$2,600 new × 80% good × 2.85 allocation
- $27,300
Septic systemlisting
$12,000 new × 80% good × 2.85 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $114,100 | $73,100 | $1,900 | $189,100 |
| 2 | $0 | $0 | $14,800 | $14,800 |
| 3 | $0 | $0 | $14,800 | $14,800 |
| 4 | $0 | $0 | $14,800 | $14,800 |
| 5 | $0 | $0 | $14,800 | $14,800 |
| 6+ | $0 | $0 | $517,000 | $517,000 |
| Total | $114,100 | $73,100 | $578,100 | $765,300 |
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: 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.