172 Sweetwater Dr
Blue Ridge, GA 30513
$435,000
4 bd · 2 ba · 1,512 sqft · Listed 23d ago
View on Realtor.com →Year built
1979
Sqft
1,512
Lot sqft
95,396
HOA / mo
None
Furnished
Yes
List date
2026-09-04T19:05:15.000000Z
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)
Witzy Woods Cabin
Vacation home · 3 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $28,955ADR $214Occ ≈ 37%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Wooded Blue Ridge Cabin: 2 Decks, Fire Pit! Cabin | 4 bd · 2 ba · sleeps 12 | $23,187 | $213 | 30% | 4.8★ (56) | 30 ft | AirbnbVrboBooking |
Golden Oaks at Sugar Creek | Blue Ridge Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $35,226 | $369 | 26% | 4.8★ (93) | 240 ft | AirbnbVrbo |
Witzy Woods Cabin Vacation home | 3 bd · 2 ba · sleeps 5 | $28,955 | $214 | 37% | — | 0.4 mi | Booking |
The Hide Away Cabin | 3 bd · 2 ba · sleeps 6 | $20,766 | $262 | 22% | 5★ (12) | 0.5 mi | Airbnb |
Modern Blue Ridge Cabin with Full Kitchen Cabin | 3 bd · 2 ba · sleeps 6 | $35,424 | $264 | 37% | 4.8★ (154) | 0.7 mi | AirbnbVrbo |
The Debonair Bear Cabin | 3 bd · 2 ba · sleeps 8 | $52,465 | $331 | 43% | 4.9★ (18) | 0.7 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
$28,693
NOI
$8,520
Cash flow /mo
-$1,634
Cash needed
$126,150
Cash-on-cash
-15.5%
ROE (yr 1)
-2.9%
Cap rate
2.0%
DSCR
0.30
Year-1 write-off
$101,800
Year-1 tax shield @ 32%
$32,576
Year-1 return on equity
- Cash flow (annual)-$19,609
- Principal paydown$2,847
- Appreciation at%$13,050
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$3,306
- Insurance (STR-rated)$4,633
Cash needed to close
- Down payment (25%)$108,750
- Closing costs (4.0%)$17,400
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,576
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
$371,000
Short-life (5/15-yr)
$101,000 · 27%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 15% (market default, no usable tax-record split) · building $270,000 over 39 years
Based on: 1,512 sq ft, built 1979, 4 bd / 2 ba, furnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $55,000 in year 1 (14% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$9,100 new × 40% good × 2.80 allocation
- $8,400
Kitchen countertopsdefault
$7,500 new × 40% good × 2.80 allocation
- $3,000
Decorative trimdefault
$2,600 new × 40% good × 2.80 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.80 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.80 allocation
- $4,200
Window coverings (15)default
$3,800 new × 40% good × 2.80 allocation
- $7,900
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.80 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.80 allocation
- $8,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.80 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $11,300
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 2.80 allocation
- $5,400
Landscaping (minimal)listing
$3,900 new × 50% good × 2.80 allocation
- $2,100
Patiosdefault
$1,500 new × 50% good × 2.80 allocation
- $23,800
Decks & porches (attached)listing
$17,000 new × 50% good × 2.80 allocation
- $183,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$163,400 new × 40% good × 2.80 allocation
- $19,000
Building plumbing & fixturesdefault
$17,000 new × 40% good × 2.80 allocation
- $18,400
Building electrical & lightingdefault
$16,400 new × 40% good × 2.80 allocation
- $19,100
HVACdefault
$17,000 new × 40% good × 2.80 allocation
- $10,900
Hardwood & tile floorsdefault
$9,700 new × 40% good × 2.80 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.80 allocation
- $16,800
Septic systemlisting
$12,000 new × 50% good × 2.80 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,300 | $42,600 | $900 | $101,800 |
| 2 | $0 | $0 | $6,900 | $6,900 |
| 3 | $0 | $0 | $6,900 | $6,900 |
| 4 | $0 | $0 | $6,900 | $6,900 |
| 5 | $0 | $0 | $6,900 | $6,900 |
| 6+ | $0 | $0 | $241,600 | $241,600 |
| Total | $58,300 | $42,600 | $270,200 | $371,100 |
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.