Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

1107 Brookhaven Ln

Blue Ridge, GA 30513

$769,000

3 bd · 2.5 ba · 1,968 sqft · Listed 18d ago

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

1,968

Lot sqft

112,385

HOA / mo

None

Furnished

List date

2026-09-09T19:40:36.000000Z

Revenue

Annual revenue

$51,981

ADR

$308

Occupancy

46%

Cleaning fees (12 mo)

$10,159

Confidence

Med (61.74), 21 comps

Comp revenue range (p25 / median / p75)

$34,684$48,928$60,662

Modern Blue Ridge Cabin | Hot Tub + Mountain Views
Cabin · 3 bd · 3.5 ba · sleeps 9 · 269 ft
Revenue $66,201ADR $382Occ ≈ 47%5★ (196)
Airbnb Vrbo
Dog Friendly! Close to Hiking & Rafting Adventures
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $66,476ADR $328Occ ≈ 56%5★ (84)
Airbnb Vrbo
Deer Pine Lodge. The Name says it all.
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $8,952ADR $235Occ ≈ 10%5★ (90)
Airbnb Vrbo
Blueberry Ridge | Free Night Offer!
House · 3 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $33,514ADR $203Occ ≈ 45%4.7★ (102)
Airbnb Vrbo
15% Off Summer Sale—Discount Already Applied!
Cottage · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $28,706ADR $166Occ ≈ 47%5★ (46)
Airbnb Vrbo Booking
FightingTown USA | Blue Ridge, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $54,326ADR $370Occ ≈ 40%4.8★ (6)
Airbnb Vrbo
Mayfly on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $42,704ADR $191Occ ≈ 61%5★ (23)
Airbnb
The Water’s Edge - Scenic Private Pier for Fishing
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.6 mi
Revenue $48,357ADR $273Occ ≈ 49%4.3★ (60)
Airbnb Vrbo Booking
Reel Retreat on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 9 · 0.6 mi
Revenue $45,599ADR $229Occ ≈ 55%5★ (78)
Airbnb
Riverbend Cabin, Water Front, Hot Tub, Fly Fishing
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $56,705ADR $344Occ ≈ 45%5★ (34)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Modern Blue Ridge Cabin \| Hot Tub + Mountain Views Cabin	3 bd · 3.5 ba · sleeps 9	$66,201	$382	47%	5★ (196)	269 ft	Airbnb Vrbo
Dog Friendly! Close to Hiking & Rafting Adventures Cabin	3 bd · 3 ba · sleeps 8	$66,476	$328	56%	5★ (84)	0.2 mi	Airbnb Vrbo
Deer Pine Lodge. The Name says it all. Cabin	3 bd · 2 ba · sleeps 6	$8,952	$235	10%	5★ (90)	0.2 mi	Airbnb Vrbo
Blueberry Ridge \| Free Night Offer! House	3 bd · 1.5 ba · sleeps 6	$33,514	$203	45%	4.7★ (102)	0.3 mi	Airbnb Vrbo
15% Off Summer Sale—Discount Already Applied! Cottage	3 bd · 2 ba · sleeps 6	$28,706	$166	47%	5★ (46)	0.4 mi	Airbnb Vrbo Booking
FightingTown USA \| Blue Ridge, GA Cabin	3 bd · 3 ba · sleeps 6	$54,326	$370	40%	4.8★ (6)	0.4 mi	Airbnb Vrbo
Mayfly on Fightingtown Creek Cabin	3 bd · 2 ba · sleeps 6	$42,704	$191	61%	5★ (23)	0.5 mi	Airbnb
The Water’s Edge - Scenic Private Pier for Fishing Cabin	3 bd · 2.5 ba · sleeps 6	$48,357	$273	49%	4.3★ (60)	0.6 mi	Airbnb Vrbo Booking
Reel Retreat on Fightingtown Creek Cabin	3 bd · 2 ba · sleeps 9	$45,599	$229	55%	5★ (78)	0.6 mi	Airbnb
Riverbend Cabin, Water Front, Hot Tub, Fly Fishing Cabin	3 bd · 2 ba · sleeps 6	$56,705	$344	45%	5★ (34)	0.6 mi	Airbnb Booking

Show all 21 comps

Riverbend Cabin Waterfront dining & Trout Fishing with available guest cabin
Cabin · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $48,928ADR $334Occ ≈ 40%4.9★ (254)
Vrbo
Riverbend Waterfront Cabin-Fishing-Hot tub-Gated
Cabin · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $21,772ADR $333Occ ≈ 18%4.9★ (259)
Airbnb Vrbo
Oct is Leaf Season Hot Tub* FirePit*Gameroom Cabin
Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi
Revenue $34,684ADR $238Occ ≈ 40%5★ (108)
Airbnb Vrbo
River Mist Log Cabin, Fishing, Waterfront, Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $60,662ADR $338Occ ≈ 49%5★ (278)
Airbnb Vrbo
The Overlook on Fightingtown - Creekside Soaks
Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi
Revenue $53,313ADR $292Occ ≈ 50%5★ (39)
Airbnb Vrbo Booking
River Song- River Front | 1 Level | Outdoor Fireplace | Hot Tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $76,150ADR $665Occ ≈ 31%—
Vrbo
River Song
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $70,045ADR $501Occ ≈ 38%—
Booking
Hot Tub & Riverside Firepit | 3 Fireplaces
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $28,832ADR $363Occ ≈ 22%4.4★ (127)
Airbnb Vrbo
Timber&Glass: Elevated Luxe A-Frame•HotTub•FirePit
House · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi
Revenue $81,215ADR $436Occ ≈ 51%5★ (18)
Airbnb Vrbo
FightingTown Escape | Blue Ridge, GA
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi
Revenue $55,186ADR $422Occ ≈ 36%4.8★ (11)
Airbnb Vrbo
15% Off Summer Sale—Discount Already Applied!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.8 mi
Revenue $37,074ADR $203Occ ≈ 50%5★ (38)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Riverbend Cabin Waterfront dining & Trout Fishing with available guest cabin Cabin	3 bd · 2 ba · sleeps 7	$48,928	$334	40%	4.9★ (254)	0.6 mi	Vrbo
Riverbend Waterfront Cabin-Fishing-Hot tub-Gated Cabin	3 bd · 2 ba · sleeps 7	$21,772	$333	18%	4.9★ (259)	0.6 mi	Airbnb Vrbo
Oct is Leaf Season Hot Tub* FirePit*Gameroom Cabin Cabin	3 bd · 3 ba · sleeps 9	$34,684	$238	40%	5★ (108)	0.7 mi	Airbnb Vrbo
River Mist Log Cabin, Fishing, Waterfront, Hot Tub Cabin	3 bd · 2 ba · sleeps 6	$60,662	$338	49%	5★ (278)	0.7 mi	Airbnb Vrbo
The Overlook on Fightingtown - Creekside Soaks Cabin	3 bd · 3 ba · sleeps 9	$53,313	$292	50%	5★ (39)	0.7 mi	Airbnb Vrbo Booking
River Song- River Front \| 1 Level \| Outdoor Fireplace \| Hot Tub Cabin	3 bd · 3 ba · sleeps 6	$76,150	$665	31%	—	0.7 mi	Vrbo
River Song Vacation home	3 bd · 3 ba · sleeps 6	$70,045	$501	38%	—	0.7 mi	Booking
Hot Tub & Riverside Firepit \| 3 Fireplaces Cabin	3 bd · 3 ba · sleeps 6	$28,832	$363	22%	4.4★ (127)	0.7 mi	Airbnb Vrbo
Timber&Glass: Elevated Luxe A-Frame•HotTub•FirePit House	3 bd · 2.5 ba · sleeps 6	$81,215	$436	51%	5★ (18)	0.7 mi	Airbnb Vrbo
FightingTown Escape \| Blue Ridge, GA Cabin	3 bd · 2.5 ba · sleeps 6	$55,186	$422	36%	4.8★ (11)	0.7 mi	Airbnb Vrbo
15% Off Summer Sale—Discount Already Applied! Cabin	3 bd · 3 ba · sleeps 6	$37,074	$203	50%	5★ (38)	0.8 mi	Airbnb Vrbo Booking

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$51,981

NOI

$19,192

Cash flow /mo

-$2,545

Cash needed

$242,510

Cash-on-cash

-12.6%

ROE (yr 1)

-1.0%

Cap rate

2.5%

DSCR

0.39

Year-1 write-off

$175,482

Year-1 tax shield @ 32%

$56,154

Year-1 return on equity

Cash flow (annual)-$30,534
Principal paydown$5,032
Appreciation at%$23,070

ROE-1.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)22.2%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$10,396
Platform fees (3% of revenue)$1,559
Maintenance / capex (5% of revenue)$2,599
Utilities & supplies$4,200
HOA$0
Property tax$5,844
Insurance (STR-rated)$8,190

Cash needed to close

Down payment (25%)$192,250
Closing costs (4.0%)$30,760
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$56,154

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

$654,000

Short-life (5/15-yr)

$154,000 · 24%

Year-1 deduction

$175,000

Year-1 tax shield @ 32%

$56,000

Land 15% (market default, no usable tax-record split) · building $499,000 over 39 years · new furniture $20,000

Based on: 1,968 sq ft, built 2026, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $99,000 in year 1 (12% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$98,000

Kitchen cabinetsdefault
$10,100 new × 100% good × 1.61 allocation
$16,300
Kitchen countertops (stone)listing
$10,300 new × 100% good × 1.61 allocation
$16,700
Decorative trimdefault
$3,400 new × 100% good × 1.61 allocation
$5,500
Mirrorsdefault
$300 new × 100% good × 1.61 allocation
$500
Shelvingdefault
$1,200 new × 100% good × 1.61 allocation
$1,900
Window coverings (20)default
$5,000 new × 100% good × 1.61 allocation
$8,100
Kitchen & laundry equipment plumbingdefault
$7,900 new × 100% good × 1.61 allocation
$12,700
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 100% good × 1.61 allocation
$7,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.61 allocation
$9,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$75,900

Paving: driveway & walks (paved)default
$9,200 new × 100% good × 1.61 allocation
$14,800
Landscaping (typical)default
$8,800 new × 100% good × 1.61 allocation
$14,200
Patiosdefault
$1,900 new × 100% good × 1.61 allocation
$3,100
Decks & porches (attached)listing
$22,100 new × 100% good × 1.61 allocation
$35,700
Gazebo / pergolalisting
$5,000 new × 100% good × 1.61 allocation
$8,100

Building, 39-year$499,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$213,500 new × 100% good × 1.61 allocation
$343,900
Building plumbing & fixturesdefault
$22,100 new × 100% good × 1.61 allocation
$35,700
Building electrical & lightingdefault
$22,200 new × 100% good × 1.61 allocation
$35,800
HVACdefault
$22,200 new × 100% good × 1.61 allocation
$35,700
Hardwood & tile floorsdefault
$12,700 new × 100% good × 1.61 allocation
$20,400
Fireplaces (2)listing
$5,300 new × 100% good × 1.61 allocation
$8,500
Septic systemlisting
$12,000 new × 100% good × 1.61 allocation
$19,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$98,000	$75,900	$1,600	$175,500
2	$0	$0	$12,800	$12,800
3	$0	$0	$12,800	$12,800
4	$0	$0	$12,800	$12,800
5	$0	$0	$12,800	$12,800
6+	$0	$0	$446,500	$446,500
Total	$98,000	$75,900	$499,300	$673,100

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.