1.5 Acre Bullen Gap Rd
Blue Ridge, GA 30513
$399,000
2 bd · 2 ba · 1,320 sqft · Listed 27d ago
View on Realtor.com →Year built
1972
Sqft
1,320
Lot sqft
65,340
HOA / mo
$0
Furnished
No
List date
2026-08-31T15:56:46.000000Z
Revenue
Annual revenue
$43,551
ADR
$245
Occupancy
49%
Cleaning fees (12 mo)
$8,222
Confidence
Low (47.53), 18 comps
Comp revenue range (p25 / median / p75)
NEW Sauna +Hot Tub + Pizza Oven + Fire Pit + Views
Cabin · 3 bd · 2 ba · sleeps 7 · 0.1 mi
Revenue $51,228ADR $279Occ ≈ 50%5★ (36)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW Sauna +Hot Tub + Pizza Oven + Fire Pit + Views Cabin | 3 bd · 2 ba · sleeps 7 | $51,228 | $279 | 50% | 5★ (36) | 0.1 mi | Airbnb |
🍁WiFi, Hot tub, Fireplace, Fenced Yard, EV charger Cabin | 2 bd · 2 ba · sleeps 6 | $69,454 | $298 | 64% | 4.9★ (429) | 0.2 mi | AirbnbVrboBooking |
Rusty Rooster- Pets OK, Hot Tub, Firepit, Gameroom Cabin | 3 bd · 3 ba · sleeps 8 | $41,295 | $338 | 33% | 4.7★ (28) | 0.2 mi | AirbnbVrboBooking |
Hillside Escape - Very peaceful yet close to town! Cabin | 3 bd · 3 ba · sleeps 8 | $25,477 | $201 | 35% | 4.8★ (66) | 0.4 mi | AirbnbVrbo |
Outdoor living in a modern mountain home. House | 3 bd · 3 ba · sleeps 6 | $52,496 | $262 | 55% | 5★ (218) | 0.4 mi | AirbnbVrboBooking |
Buckberry Lodge House | 3 bd · 3 ba · sleeps 8 | $63,485 | $359 | 48% | 5★ (20) | 0.4 mi | AirbnbVrbo |
Charming Cabin Near Downtown Blue Ridge Cabin | 3 bd · 3 ba · sleeps 11 | $20,508 | $338 | 17% | 4.9★ (10) | 0.4 mi | AirbnbVrbo |
Willow Creek Falls & Vineyard Suite 107 House | 1 bd · 1 ba · sleeps 2 | $14,000 | $253 | 15% | 4.7★ (52) | 0.4 mi | AirbnbVrbo |
Beautiful Townhome at Willow Creek Falls Lodge Townhouse | 2 bd · 1.5 ba · sleeps 4 | $32,051 | $273 | 32% | 4.9★ (50) | 0.5 mi | AirbnbVrbo |
Shady Cabin Apartment | 1 bd · 1 ba · sleeps 4 | $4,260 | $146 | 8% | — | 0.5 mi | Airbnb |
Show all 18 comps
Blue Ridge Retreat • 2 Hot Tubs • 5 Min Downtown
House · 3 bd · 3 ba · sleeps 6 · 0.8 mi
Revenue $9,260ADR $302Occ ≈ 8%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Getaway w/ Hot Tub & Seasonal View! Cabin | 3 bd · 2 ba · sleeps 6 | $29,281 | $212 | 38% | 4.5★ (144) | 0.5 mi | AirbnbVrboBooking |
3 Mins to Downtown! Mtn Views, Hot Tub, & Fire Pit Cabin | 3 bd · 3 ba · sleeps 9 | $63,092 | $292 | 59% | 5★ (175) | 0.6 mi | AirbnbVrbo |
Blue Ridge - In town well appointed home House | 3 bd · 3 ba · sleeps 6 | $62,685 | $242 | 71% | 4.9★ (217) | 0.6 mi | AirbnbVrbo |
Game Room + Hot Tub | Blue Ridge Cabin Cabin | 3 bd · 3 ba · sleeps 10 | $51,190 | $368 | 38% | 5★ (61) | 0.7 mi | AirbnbVrbo |
Private Luxe Cabin | Hot Tub | EV | Near Town Treehouse | 2 bd · 2 ba · sleeps 4 | $63,591 | $327 | 53% | 5★ (159) | 0.7 mi | AirbnbVrbo |
Blue Ridge Barn Getaway w/ Hot Tub & Fire Pit Cabin | 2 bd · 1 ba · sleeps 4 | $24,067 | $204 | 32% | 4.9★ (88) | 0.7 mi | AirbnbVrboBooking |
Born In The Rockies|MTN Views|Hot Tub|Fire Pit Cabin | 3 bd · 3 ba · sleeps 12 | $36,545 | $351 | 29% | 4.7★ (6) | 0.7 mi | AirbnbBooking |
Blue Ridge Retreat • 2 Hot Tubs • 5 Min Downtown House | 3 bd · 3 ba · sleeps 6 | $9,260 | $302 | 8% | — | 0.8 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
$43,551
NOI
$19,875
Cash flow /mo
-$494
Cash needed
$131,710
Cash-on-cash
-4.5%
ROE (yr 1)
6.6%
Cap rate
5.0%
DSCR
0.77
Year-1 write-off
$113,382
Year-1 tax shield @ 32%
$36,282
Year-1 return on equity
- Cash flow (annual)-$5,926
- Principal paydown$2,611
- Appreciation at%$11,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,710
- Platform fees (3% of revenue)$1,307
- Maintenance / capex (5% of revenue)$2,178
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,032
- Insurance (STR-rated)$4,249
Cash needed to close
- Down payment (25%)$99,750
- Closing costs (4.0%)$15,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,282
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
$339,000
Short-life (5/15-yr)
$96,000 · 28%
Year-1 deduction
$113,000
Year-1 tax shield @ 32%
$36,000
Land 15% (market default, no usable tax-record split) · building $243,000 over 39 years · new furniture $16,000
Based on: 1,320 sq ft, built 1972, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $70,000 in year 1 (15% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.89 allocation
- $8,200
Kitchen countertopsdefault
$7,100 new × 40% good × 2.89 allocation
- $2,700
Decorative trimdefault
$2,300 new × 40% good × 2.89 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.89 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.89 allocation
- $3,800
Window coverings (13)default
$3,300 new × 40% good × 2.89 allocation
- $3,300
Carpet, vinyl & laminate (33% of floors)listing
$2,800 new × 40% good × 2.89 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.89 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.89 allocation
- $9,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.89 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $10,900
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.89 allocation
- $10,500
Landscaping (typical)default
$7,200 new × 50% good × 2.89 allocation
- $1,900
Patiosdefault
$1,300 new × 50% good × 2.89 allocation
- $21,500
Decks & porches (attached)listing
$14,900 new × 50% good × 2.89 allocation
- $165,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,000 new × 40% good × 2.89 allocation
- $17,100
Building plumbing & fixturesdefault
$14,800 new × 40% good × 2.89 allocation
- $16,200
Building electrical & lightingdefault
$14,000 new × 40% good × 2.89 allocation
- $17,200
HVACdefault
$14,900 new × 40% good × 2.89 allocation
- $6,600
Hardwood & tile floorsdefault
$5,700 new × 40% good × 2.89 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.89 allocation
- $17,400
Septic systemlisting
$12,000 new × 50% good × 2.89 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,300 | $44,700 | $1,300 | $113,400 |
| 2 | $0 | $0 | $6,200 | $6,200 |
| 3 | $0 | $0 | $6,200 | $6,200 |
| 4 | $0 | $0 | $6,200 | $6,200 |
| 5 | $0 | $0 | $6,200 | $6,200 |
| 6+ | $0 | $0 | $216,800 | $216,800 |
| Total | $67,300 | $44,700 | $243,100 | $355,200 |
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.