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172 Sweetwater Rd

172 Sweetwater Rd

Blue Ridge, GA 30513

$435,000

4 bd · 2 ba · 1,512 sqft · Listed 23d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

1979

Sqft

1,512

Lot sqft

95,396

HOA / mo

$0

Furnished

No

List date

2026-09-04T18:27:59.000000Z

Revenue

Annual revenue

$28,693

ADR

$232

Occupancy

34%

Cleaning fees (12 mo)

$7,123

Confidence

Med (65.06), 6 comps

Comp revenue range (p25 / median / p75)

$24,629$32,091$35,375

  • Wooded Blue Ridge Cabin: 2 Decks, Fire Pit!

    Cabin · 4 bd · 2 ba · sleeps 12 · 30 ft

    Revenue $23,187ADR $213Occ ≈ 30%4.8★ (56)

    AirbnbVrboBooking

  • Golden Oaks at Sugar Creek | Blue Ridge Cabin

    Cabin · 3 bd · 3 ba · sleeps 6 · 240 ft

    Revenue $35,226ADR $369Occ ≈ 26%4.8★ (93)

    AirbnbVrbo

  • Witzy Woods Cabin

    Vacation home · 3 bd · 2 ba · sleeps 5 · 0.4 mi

    Revenue $28,955ADR $214Occ ≈ 37%—

    Booking

  • The Hide Away

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $20,766ADR $262Occ ≈ 22%5★ (12)

    Airbnb

  • Modern Blue Ridge Cabin with Full Kitchen

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $35,424ADR $264Occ ≈ 37%4.8★ (154)

    AirbnbVrbo

  • The Debonair Bear

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $52,465ADR $331Occ ≈ 43%4.9★ (18)

    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

$28,693

NOI

$10,975

Cash flow /mo

$915

Cash needed

$481,400

Cash-on-cash (all cash)

2.3%

ROE (yr 1)

5.0%

Cap rate

2.5%

DSCR

—

Year-1 write-off

$122,060

Year-1 tax shield @ 32%

$39,059

Year-1 return on equity

  • Cash flow (annual)$10,975
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,050
ROE5.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.1%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$5,739
  • Platform fees (3% of revenue)$861
  • Maintenance / capex (5% of revenue)$1,435
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$851
  • Insurance (STR-rated)$4,633

Cash needed to close

  • Purchase price (all cash)$435,000
  • Closing costs (4.0%)$17,400
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,059

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

$370,000

Short-life (5/15-yr)

$92,000 · 25%

Year-1 deduction

$122,000

Year-1 tax shield @ 32%

$39,000

Land 15% (market default, no usable tax-record split) · building $278,000 over 39 years · new furniture $29,000

Based on: 1,512 sq ft, built 1979, 4 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $74,000 in year 1 (12% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$77,400

  • Kitchen cabinetsdefault

    $9,100 new × 40% good × 2.88 allocation

    $10,500

  • Kitchen countertopsdefault

    $7,500 new × 40% good × 2.88 allocation

    $8,600

  • Decorative trimdefault

    $2,600 new × 40% good × 2.88 allocation

    $3,000

  • Mirrorsdefault

    $300 new × 40% good × 2.88 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.88 allocation

    $1,700

  • Window coverings (15)default

    $3,800 new × 40% good × 2.88 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 40% good × 2.88 allocation

    $8,200

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 2.88 allocation

    $4,900

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

    $5,900 new × 40% good × 2.88 allocation

    $6,800

  • 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$43,800

  • Paving: driveway & walks (paved)default

    $8,100 new × 50% good × 2.88 allocation

    $11,600

  • Landscaping (minimal)listing

    $3,900 new × 50% good × 2.88 allocation

    $5,600

  • Patiosdefault

    $1,500 new × 50% good × 2.88 allocation

    $2,100

  • Decks & porches (attached)listing

    $17,000 new × 50% good × 2.88 allocation

    $24,500
Building, 39-year$277,600

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

    $163,400 new × 40% good × 2.88 allocation

    $188,000

  • Building plumbing & fixturesdefault

    $17,000 new × 40% good × 2.88 allocation

    $19,500

  • Building electrical & lightingdefault

    $16,400 new × 40% good × 2.88 allocation

    $18,900

  • HVACdefault

    $17,000 new × 40% good × 2.88 allocation

    $19,600

  • Hardwood & tile floorsdefault

    $9,700 new × 40% good × 2.88 allocation

    $11,200

  • Fireplacelisting

    $2,600 new × 40% good × 2.88 allocation

    $3,000

  • Septic systemlisting

    $12,000 new × 50% good × 2.88 allocation

    $17,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$77,400$43,800$900$122,100
2$0$0$7,100$7,100
3$0$0$7,100$7,100
4$0$0$7,100$7,100
5$0$0$7,100$7,100
6+$0$0$248,200$248,200
Total$77,400$43,800$277,600$398,700

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.