Rock Crk Lot 1
Cherry Log, GA 30522
$629,000
3 bd · 2 ba · 1,825 sqft · Listed 5d ago
View on Realtor.com →Year built
2026
Sqft
1,825
Lot sqft
82,764
HOA / mo
None
Furnished
No
List date
2026-09-22T00:25:03.000000Z
Revenue
Annual revenue
$62,641
ADR
$265
Occupancy
65%
Cleaning fees (12 mo)
$12,233
Confidence
Low (35.75), 5 comps
Comp revenue range (p25 / median / p75)
Epic Sunset Views, Hot Tub, Fire Pit, Sleeps 10
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $5,022ADR $277Occ ≈ 5%5★ (5)
White Deer Lodge at Rich Mountain Wilderness area.
Cabin · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $32,483ADR $121Occ ≈ 74%5★ (379)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Long Distance Panoramic Views & Outdoor Amenities Cabin | 3 bd · 3 ba · sleeps 8 | $83,366 | $289 | 79% | 5★ (84) | 0.5 mi | AirbnbVrbo |
Epic Sunset Views, Hot Tub, Fire Pit, Sleeps 10 Cabin | 3 bd · 3 ba · sleeps 10 | $5,022 | $277 | 5% | 5★ (5) | 0.6 mi | Airbnb |
A-Frame, A+ Views, 2 Kings, Jacuzzi, 15min to Town Cabin | 3 bd · 2 ba · sleeps 6 | $61,418 | $327 | 51% | 4.9★ (209) | 0.6 mi | AirbnbVrbo |
Lakeside Escape w/Hot Tub & Firepit Cabin | 3 bd · 3 ba · sleeps 6 | $84,292 | $314 | 74% | 5★ (145) | 0.7 mi | AirbnbVrbo |
White Deer Lodge at Rich Mountain Wilderness area. Cabin | 3 bd · 1 ba · sleeps 6 | $32,483 | $121 | 74% | 5★ (379) | 0.7 mi | Airbnb |
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
$62,641
NOI
$29,013
Cash flow /mo
-$972
Cash needed
$201,910
Cash-on-cash
-5.8%
ROE (yr 1)
5.6%
Cap rate
4.6%
DSCR
0.71
Year-1 write-off
$148,970
Year-1 tax shield @ 32%
$47,670
Year-1 return on equity
- Cash flow (annual)-$11,660
- Principal paydown$4,116
- Appreciation at%$18,870
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,528
- Platform fees (3% of revenue)$1,879
- Maintenance / capex (5% of revenue)$3,132
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,095
- Insurance (STR-rated)$6,793
Cash needed to close
- Down payment (25%)$157,250
- Closing costs (4.0%)$25,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,670
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
$535,000
Short-life (5/15-yr)
$128,000 · 24%
Year-1 deduction
$149,000
Year-1 tax shield @ 32%
$48,000
Land 15% (market default, no usable tax-record split) · building $406,000 over 39 years · new furniture $20,000
Based on: 1,825 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $87,000 in year 1 (12% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,100
Kitchen cabinetsdefault
$9,800 new × 100% good × 1.44 allocation
- $11,600
Kitchen countertopsdefault
$8,000 new × 100% good × 1.44 allocation
- $4,600
Decorative trimdefault
$3,200 new × 100% good × 1.44 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.44 allocation
- $1,700
Shelvingdefault
$1,200 new × 100% good × 1.44 allocation
- $6,500
Window coverings (18)default
$4,500 new × 100% good × 1.44 allocation
- $5,600
Carpet, vinyl & laminate (33% of floors)listing
$3,900 new × 100% good × 1.44 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$7,600 new × 100% good × 1.44 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 100% good × 1.44 allocation
- $8,700
Appliances (range, dishwasher, refrigerator, dryer)listing
$6,000 new × 100% good × 1.44 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$8,900 new × 100% good × 1.44 allocation
- $12,300
Landscaping (typical)default
$8,500 new × 100% good × 1.44 allocation
- $2,600
Patiosdefault
$1,800 new × 100% good × 1.44 allocation
- $29,600
Decks & porches (attached)listing
$20,500 new × 100% good × 1.44 allocation
- $285,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$197,900 new × 100% good × 1.44 allocation
- $29,600
Building plumbing & fixturesdefault
$20,500 new × 100% good × 1.44 allocation
- $29,400
Building electrical & lightingdefault
$20,400 new × 100% good × 1.44 allocation
- $29,700
HVACdefault
$20,600 new × 100% good × 1.44 allocation
- $11,300
Hardwood & tile floorsdefault
$7,800 new × 100% good × 1.44 allocation
- $3,800
Fireplacelisting
$2,600 new × 100% good × 1.44 allocation
- $17,300
Septic systemlisting
$12,000 new × 100% good × 1.44 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,400 | $57,300 | $1,300 | $149,000 |
| 2 | $0 | $0 | $10,400 | $10,400 |
| 3 | $0 | $0 | $10,400 | $10,400 |
| 4 | $0 | $0 | $10,400 | $10,400 |
| 5 | $0 | $0 | $10,400 | $10,400 |
| 6+ | $0 | $0 | $363,500 | $363,500 |
| Total | $90,400 | $57,300 | $406,500 | $554,200 |
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.