21 Mountain View Trl Units 3 & 4
Cherry Log, GA 30522
$465,000
2 bd · 2 ba · 1,168 sqft · Listed 30d ago
View on Realtor.com →Year built
1987
Sqft
1,168
Lot sqft
91,040
HOA / mo
$25
Furnished
No
List date
2026-08-28T21:08:50.000000Z
Revenue
Annual revenue
$38,334
ADR
$228
Occupancy
46%
Cleaning fees (12 mo)
$8,423
Confidence
Low (43.7), 23 comps
Comp revenue range (p25 / median / p75)
Cliffside Cabin Overlooking Trout Stream
House · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $579ADR $144Occ ≈ 1%—
Treehouse Hideaway
Vacation home · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $26,304ADR $279Occ ≈ 26%—
Creekside Green -Firepit, Gazebo alongside creek
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $14,353ADR $318Occ ≈ 12%5★ (3)
Creekside Green - Firepit | Gazebo alongside creek | pond
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $634ADR $317Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Quiet Cabin Retreat with Firepit & Covered Decks Cabin | 2 bd · 1 ba · sleeps 4 | $13,072 | $180 | 20% | 4.8★ (60) | 0.1 mi | AirbnbVrbo |
Cliffside Cabin Overlooking Trout Stream House | 2 bd · 2 ba · sleeps 6 | $579 | $144 | 1% | — | 0.1 mi | Airbnb |
Tuckaway Cave - Cherry Log GA near Fightingtown Cabin | 2 bd · 2 ba · sleeps 4 | $60,893 | $302 | 55% | 4.6★ (10) | 0.2 mi | AirbnbVrboBooking |
Peaceful Mountain Views and Waterfall Sounds Cabin | 2 bd · 2 ba · sleeps 6 | $61,478 | $215 | 78% | 4.9★ (122) | 0.2 mi | AirbnbVrboBooking |
Treehouse Hideaway Vacation home | 2 bd · 2 ba · sleeps 4 | $26,304 | $279 | 26% | — | 0.2 mi | Booking |
Cozy Creekside Cabin in Blue Ridge, GA Cabin | 2 bd · 1 ba · sleeps 4 | $32,734 | $284 | 32% | 5★ (39) | 0.2 mi | AirbnbVrbo |
Treehouse Hideaway- PetFriendly, HotTub, Game Room Cabin | 2 bd · 1.5 ba · sleeps 4 | $26,020 | $286 | 25% | 4.8★ (5) | 0.3 mi | AirbnbVrbo |
Creekside Green -Firepit, Gazebo alongside creek Cabin | 2 bd · 2 ba · sleeps 6 | $14,353 | $318 | 12% | 5★ (3) | 0.3 mi | Airbnb |
Creekside Green | Cornhole, Fire Pit, Pond & Creek Cabin | 2 bd · 2 ba · sleeps 6 | $35,534 | $408 | 24% | 4.7★ (3) | 0.3 mi | AirbnbVrbo |
Creekside Green - Firepit | Gazebo alongside creek | pond Cabin | 2 bd · 2 ba · sleeps 6 | $634 | $317 | 1% | — | 0.3 mi | Vrbo |
Show all 23 comps
Riverhouse Retreat | No Pet Fees | Sleeps 4 | Creekfront | Hiking | Fishing
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $48,059ADR $211Occ ≈ 62%4.5★ (153)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Creekside Cabin w/ Hot Tub & Firepit Cabin | 2 bd · 1 ba · sleeps 4 | $28,819 | $238 | 33% | 3.4★ (7) | 0.3 mi | AirbnbVrboBooking |
Fightingtown Creek Lodge Cabin | 2 bd · 2 ba · sleeps 5 | $38,336 | $220 | 48% | 4.9★ (65) | 0.4 mi | AirbnbVrbo |
Cliffside Cabin Overlooking Trout Stream Cabin | 2 bd · 2 ba · sleeps 6 | $59,158 | $287 | 56% | 5★ (173) | 0.4 mi | AirbnbVrbo |
1,000 Ft Creekfront | Hot Tub, Fire Pit & Dogs OK Cabin | 2 bd · 2 ba · sleeps 4 | $63,874 | $264 | 66% | 5★ (300) | 0.4 mi | AirbnbVrbo |
2BR Creekfront Cabin| Blue Ridge GA | Creekfront Cabin | 2 bd · 2 ba · sleeps 6 | $41,039 | $206 | 55% | 4.8★ (51) | 0.4 mi | AirbnbVrboBooking |
Edgewater Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $23,088 | $143 | 44% | 4.8★ (332) | 0.4 mi | AirbnbVrbo |
Bear Creek Hideaway Cabin | 2 bd · 2 ba · sleeps 4 | $43,162 | $211 | 56% | 4.8★ (11) | 0.5 mi | AirbnbBooking |
The Bee Hive Cabin | 2 bd · 1 ba · sleeps 7 | $2,134 | $194 | 3% | — | 0.6 mi | Airbnb |
Riverhouse Retreat | No Pet Fees | Sleeps 4 | Creekfront | Hiking | Fishing Cabin | 2 bd · 2 ba · sleeps 4 | $48,059 | $211 | 62% | 4.5★ (153) | 0.6 mi | Vrbo |
Beautiful Cabin with Creek Front, Fishing, Hot Tub Cabin | 2 bd · 1.5 ba · sleeps 6 | $37,426 | $205 | 50% | 4.7★ (85) | 0.6 mi | AirbnbVrbo |
A View To Remember Cabin | 2 bd · 3 ba · sleeps 4 | $49,748 | $218 | 63% | 5★ (7) | 0.7 mi | AirbnbBooking |
Ole Bear Paw Cabin - Cherry Log, GA Cabin | 2 bd · 2 ba · sleeps 4 | $34,086 | $218 | 43% | 4.8★ (30) | 0.7 mi | AirbnbVrboBooking |
Sweet Serenity Creek-firepit, fishing Cabin | 2 bd · 2 ba · sleeps 4 | $36,616 | $249 | 40% | 4.4★ (29) | 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
$38,334
NOI
$15,293
Cash flow /mo
-$1,231
Cash needed
$150,850
Cash-on-cash
-9.8%
ROE (yr 1)
1.5%
Cap rate
3.3%
DSCR
0.51
Year-1 write-off
$111,115
Year-1 tax shield @ 32%
$35,557
Year-1 return on equity
- Cash flow (annual)-$14,775
- Principal paydown$3,043
- Appreciation at%$13,950
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,667
- Platform fees (3% of revenue)$1,150
- Maintenance / capex (5% of revenue)$1,917
- Utilities & supplies$4,200
- HOA$300
- Property tax$2,855
- Insurance (STR-rated)$4,952
Cash needed to close
- Down payment (25%)$116,250
- Closing costs (4.0%)$18,600
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,557
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
$395,000
Short-life (5/15-yr)
$94,000 · 24%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$36,000
Land 15% (market default, no usable tax-record split) · building $302,000 over 39 years · new furniture $16,000
Based on: 1,168 sq ft, built 1987, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $80,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,300
Kitchen cabinetsdefault
$8,400 new × 40% good × 3.97 allocation
- $10,900
Kitchen countertopsdefault
$6,800 new × 40% good × 3.97 allocation
- $3,200
Decorative trimdefault
$2,000 new × 40% good × 3.97 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.97 allocation
- $1,400
Shelvingdefault
$900 new × 40% good × 3.97 allocation
- $4,800
Window coverings (12)default
$3,000 new × 40% good × 3.97 allocation
- $10,300
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 3.97 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.97 allocation
- $10,600
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 3.97 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $14,100
Paving: driveway & walks (paved)default
$7,100 new × 50% good × 3.97 allocation
- $13,500
Landscaping (typical)default
$6,800 new × 50% good × 3.97 allocation
- $2,300
Patiosdefault
$1,200 new × 50% good × 3.97 allocation
- $2,300
Decks & porches (attached)default
$1,200 new × 50% good × 3.97 allocation
- $200,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$126,400 new × 40% good × 3.97 allocation
- $20,800
Building plumbing & fixturesdefault
$13,100 new × 40% good × 3.97 allocation
- $19,200
Building electrical & lightingdefault
$12,100 new × 40% good × 3.97 allocation
- $20,900
HVACdefault
$13,200 new × 40% good × 3.97 allocation
- $11,900
Hardwood & tile floorsdefault
$7,500 new × 40% good × 3.97 allocation
- $4,200
Fireplacelisting
$2,600 new × 40% good × 3.97 allocation
- $23,800
Septic systemlisting
$12,000 new × 50% good × 3.97 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,300 | $32,200 | $1,600 | $111,100 |
| 2 | $0 | $0 | $7,700 | $7,700 |
| 3 | $0 | $0 | $7,700 | $7,700 |
| 4 | $0 | $0 | $7,700 | $7,700 |
| 5 | $0 | $0 | $7,700 | $7,700 |
| 6+ | $0 | $0 | $269,200 | $269,200 |
| Total | $77,300 | $32,200 | $301,700 | $411,200 |
The building's share of the price ($395,000) is 4.0x our depreciated replacement cost of the home ($99,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.