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

49 Chestnut Vly Unit 11

49 Chestnut Vly Unit 11

Blue Ridge, GA 30513

$1,199,999

3 bd · 2,344 sqft · Listed today

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2020

Sqft

2,344

Lot sqft

64,033

HOA / mo

$0

Furnished

No

List date

2026-09-28T11:36:46.000000Z

Revenue

Annual revenue

$40,542

ADR

$228

Occupancy

49%

Cleaning fees (12 mo)

$7,781

Confidence

Low (37.23), 15 comps

Comp revenue range (p25 / median / p75)

$24,900$32,583$52,799

  • Chestnut Hills Lodge by Mountain Oasis | Luxury Blue Ridge Cabin

    Cabin · 2 bd · 2 ba · sleeps 4 · 249 ft

    Revenue $877ADR $146Occ ≈ 2%—

    Vrbo

  • Dog-Friendly Cabin, Hot Tub-Fireplaces Moose Lodge

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $51,604ADR $225Occ ≈ 63%5★ (423)

    AirbnbVrbo

  • Cozy Cottage with Full View of the Mountains!

    House · 3 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $32,583ADR $212Occ ≈ 42%4.7★ (53)

    AirbnbVrboBooking

  • Whisper Creek Lodge- Riverside, HotTub, Outdoor FP

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $76,712ADR $361Occ ≈ 58%4.8★ (14)

    AirbnbVrboBooking

  • A Sweet Retreat | Blue Ridge, GA

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $53,993ADR $243Occ ≈ 61%4.7★ (19)

    AirbnbVrbo

  • Creekfront: Views, Hot Tub, Fire Pit & Game Room

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $59,830ADR $315Occ ≈ 52%5★ (127)

    AirbnbVrboBooking

  • Creekfront! Hottub-Firepit-Outdoor movies-GameRoom

    Cabin · 3 bd · 2 ba · sleeps 7 · 0.6 mi

    Revenue $42,383ADR $321Occ ≈ 36%5★ (79)

    AirbnbVrboBooking

  • Laurel Lodge - Cozy, Waterfront Cabin on Fightingtown Creek - Dog Friendly

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.6 mi

    Revenue $4,558ADR $134Occ ≈ 9%4.9★ (263)

    Vrbo

  • Modern Secluded Cabin w/Private Hot Tub

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $11,273ADR $245Occ ≈ 13%4.7★ (9)

    Vrbo

  • Creekside Cottage just steps from Fightingtown Creek & 10 minutes from downtown.

    House · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $47,912ADR $236Occ ≈ 56%5★ (170)

    Vrbo

Show all 15 comps

  • Dandelion Delight - Blue Ridge GA

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.7 mi

    Revenue $27,259ADR $240Occ ≈ 31%4.7★ (6)

    AirbnbVrbo

  • Casa Azul

    Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $23,528ADR $336Occ ≈ 19%—

    Booking

  • Creek Side Hideaway - Blue Ridge Ga

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.8 mi

    Revenue $78,139ADR $272Occ ≈ 79%4.4★ (8)

    AirbnbVrbo

  • Casa Azul - Pet Friendly | Hot Tub | Fire Pit

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.8 mi

    Revenue $26,271ADR $318Occ ≈ 23%5★ (2)

    AirbnbVrbo

  • Pet-Friendly Home w/ Hot Tub in Blue Ridge!

    House · 2 bd · 2 ba · sleeps 6 · 0.8 mi

    Revenue $30,747ADR $166Occ ≈ 51%5★ (69)

    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

Financing
Term

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

Est. revenue

$40,542

NOI

$10,060

Cash flow /mo

-$5,628

Cash needed

$367,500

Cash-on-cash

-18.4%

ROE (yr 1)

-6.4%

Cap rate

0.8%

DSCR

0.13

Year-1 write-off

$233,069

Year-1 tax shield @ 32%

$74,582

Year-1 return on equity

  • Cash flow (annual)-$67,536
  • Principal paydown$7,853
  • Appreciation at%$36,000
ROE-6.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,108
  • Platform fees (3% of revenue)$1,216
  • Maintenance / capex (5% of revenue)$2,027
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,150
  • Insurance (STR-rated)$12,780

Cash needed to close

  • Down payment (25%)$300,000
  • Closing costs (4.0%)$48,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$74,582

Property tax, insurance rate and the land/building split come from this listing's county tax record; 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

$1,109,000

Short-life (5/15-yr)

$211,000 · 19%

Year-1 deduction

$233,000

Year-1 tax shield @ 32%

$75,000

Land 8% (county tax record, market value split) · building $898,000 over 39 years · new furniture $20,000

Based on: 2,344 sq ft, built 2020, 3 bd, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $128,000 in year 1 (9% short-life, $41,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$131,800

  • Kitchen cabinetsdefault

    $10,900 new × 76% good × 2.80 allocation

    $23,200

  • Kitchen countertopsdefault

    $8,900 new × 76% good × 2.80 allocation

    $19,000

  • Decorative trimdefault

    $4,100 new × 76% good × 2.80 allocation

    $8,700

  • Mirrorsdefault

    $300 new × 50% good × 2.80 allocation

    $400

  • Shelvingdefault

    $1,200 new × 76% good × 2.80 allocation

    $2,600

  • Window coverings (23)default

    $5,800 new × 40% good × 2.80 allocation

    $6,400

  • Kitchen & laundry equipment plumbingdefault

    $8,500 new × 88% good × 2.80 allocation

    $20,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 88% good × 2.80 allocation

    $12,700

  • Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing

    $5,900 new × 50% good × 2.80 allocation

    $8,200

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.80 allocation

    $10,100

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$98,400

  • Paving: driveway & walks (paved)default

    $10,000 new × 76% good × 2.80 allocation

    $21,300

  • Landscaping (typical)default

    $9,700 new × 76% good × 2.80 allocation

    $20,500

  • Patiosdefault

    $2,300 new × 76% good × 2.80 allocation

    $4,900

  • Decks & porches (attached)listing

    $26,400 new × 70% good × 2.80 allocation

    $51,600
Building, 39-year$898,200

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $254,600 new × 90% good × 2.80 allocation

    $640,800

  • Building plumbing & fixturesdefault

    $26,400 new × 88% good × 2.80 allocation

    $65,000

  • Building electrical & lightingdefault

    $27,000 new × 88% good × 2.80 allocation

    $66,400

  • HVACdefault

    $26,400 new × 70% good × 2.80 allocation

    $51,700

  • Hardwood & tile floorsdefault

    $15,100 new × 76% good × 2.80 allocation

    $32,100

  • Fireplaces (3)listing

    $7,900 new × 76% good × 2.80 allocation

    $16,800

  • Septic systemlisting

    $12,000 new × 76% good × 2.80 allocation

    $25,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$131,800$98,400$2,900$233,100
2$0$0$23,000$23,000
3$0$0$23,000$23,000
4$0$0$23,000$23,000
5$0$0$23,000$23,000
6+$0$0$803,200$803,200
Total$131,800$98,400$898,200$1,128,400

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.