49 Chestnut Vly
Blue Ridge, GA 30513
$1,199,999
3 bd · 3 ba · 2,344 sqft · Listed 10d ago
View on Realtor.com →Year built
2020
Sqft
2,344
Lot sqft
64,033
HOA / mo
None
Furnished
Yes
List date
2026-09-17T22:16:35.000000Z
Revenue
Annual revenue
$54,085
ADR
$267
Occupancy
55%
Cleaning fees (12 mo)
$10,206
Confidence
Low (41.04), 23 comps
Comp revenue range (p25 / median / p75)
Ultimate Mountain Cabin Getaway - Bear to Dream
Cabin · 3 bd · 3 ba · sleeps 10 · 128 ft
Revenue $61,532ADR $334Occ ≈ 50%5★ (62)
Blue Ridge Mountain View Cabin, Bear Hammock
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $41,653ADR $198Occ ≈ 58%5★ (238)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ultimate Mountain Cabin Getaway - Bear to Dream Cabin | 3 bd · 3 ba · sleeps 10 | $61,532 | $334 | 50% | 5★ (62) | 128 ft | Airbnb |
Family Escape: Outdoor Fireplace + Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $57,788 | $309 | 51% | 4.9★ (38) | 351 ft | AirbnbVrbo |
Fireside - Rustic charm yet luxurious & fun Cabin | 3 bd · 3 ba · sleeps 6 | $55,711 | $253 | 60% | 5★ (359) | 509 ft | AirbnbVrbo |
Blue Ridge Mountain View Cabin, Bear Hammock Cabin | 3 bd · 3 ba · sleeps 6 | $41,653 | $198 | 58% | 5★ (238) | 0.1 mi | Airbnb |
Heavenly Escape | Book 2 nights, stay 3 nights! Cabin | 3 bd · 3 ba · sleeps 10 | $67,336 | $0 | — | 5★ (62) | 0.1 mi | AirbnbVrboBooking |
Chestnut Ridge - Mountain views & hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $94,318 | $404 | 64% | 4.8★ (176) | 0.1 mi | AirbnbVrbo |
Cabin in Blue Ridge w/Game room, Hot Tub, Fire pit Cabin | 3 bd · 3 ba · sleeps 10 | $35,202 | $368 | 26% | 4.9★ (10) | 0.2 mi | AirbnbVrbo |
Silver Eagle Lodge Cabin | 3 bd · 2.5 ba · sleeps 8 | $53,922 | $373 | 40% | 5★ (86) | 0.4 mi | AirbnbVrbo |
Secluded creekside cabin with biking/hiking trails Cabin | 3 bd · 2.5 ba · sleeps 8 | $26,369 | $339 | 21% | 5★ (42) | 0.4 mi | AirbnbVrbo |
Cozy Cottage with Full View of the Mountains! House | 3 bd · 2 ba · sleeps 8 | $32,583 | $212 | 42% | 4.7★ (53) | 0.4 mi | AirbnbVrboBooking |
Show all 23 comps
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)
3BR/3BA Riverfront Cabin / Pets / Hot Tub/ Fishing
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $1,349ADR $224Occ ≈ 2%5★ (1)
Mountain views and close to Downtown Blue Ridge!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $22,581ADR $306Occ ≈ 20%5★ (13)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Haven Creek Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $16,948 | $152 | 31% | 4.5★ (97) | 0.5 mi | AirbnbVrboBooking |
Whisper Creek Lodge- Riverside, HotTub, Outdoor FP Cabin | 3 bd · 2 ba · sleeps 6 | $76,712 | $361 | 58% | 4.8★ (14) | 0.5 mi | AirbnbVrboBooking |
Creekfront! Hottub-Firepit-Outdoor movies-GameRoom Cabin | 3 bd · 2 ba · sleeps 7 | $42,383 | $321 | 36% | 5★ (79) | 0.6 mi | AirbnbVrboBooking |
Blue Deer Mountain House | 3 bd · 2.5 ba · sleeps 8 | $44,889 | $218 | 56% | 5★ (41) | 0.6 mi | AirbnbVrbo |
Modern Secluded Cabin w/Private Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $11,273 | $245 | 13% | 4.7★ (9) | 0.6 mi | Vrbo |
Luxe Cabin: Hot Tub • Putting Green • Pet Friendly Cabin | 3 bd · 3.5 ba · sleeps 12 | $107,938 | $542 | 55% | 5★ (43) | 0.6 mi | AirbnbVrbo |
Catch of the Day - Epworth GA- Fightingtown Creek Cabin | 3 bd · 3 ba · sleeps 6 | $76,214 | $286 | 73% | 4.4★ (12) | 0.7 mi | AirbnbVrboBooking |
3BR/3BA Riverfront Cabin / Pets / Hot Tub/ Fishing Cabin | 3 bd · 3 ba · sleeps 6 | $1,349 | $224 | 2% | 5★ (1) | 0.7 mi | Airbnb |
Fenced Yard, Hot tub, Firepit, View, Close to town Cabin | 3 bd · 3 ba · sleeps 8 | $64,482 | $455 | 39% | 5★ (76) | 0.7 mi | AirbnbVrbo |
Nina's Cabin - Easy access and close to town. Cabin | 3 bd · 3 ba · sleeps 8 | $19,576 | $181 | 30% | 4.6★ (201) | 0.7 mi | AirbnbVrbo |
Mountain views and close to Downtown Blue Ridge! Cabin | 3 bd · 3 ba · sleeps 6 | $22,581 | $306 | 20% | 5★ (13) | 0.7 mi | Vrbo |
Casa Azul Vacation home | 3 bd · 2 ba · sleeps 8 | $23,528 | $336 | 19% | — | 0.7 mi | Booking |
Casa Azul - Pet Friendly | Hot Tub | Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $26,271 | $318 | 23% | 5★ (2) | 0.8 mi | AirbnbVrbo |
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
Est. revenue
$54,085
NOI
$12,841
Cash flow /mo
$1,070
Cash needed
$1,247,999
Cash-on-cash (all cash)
1.0%
ROE (yr 1)
3.9%
Cap rate
1.1%
DSCR
—
Year-1 write-off
$205,046
Year-1 tax shield @ 32%
$65,615
Year-1 return on equity
- Cash flow (annual)$12,841
- Principal paydown (n/a, cash)$0
- Appreciation at%$36,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,817
- Platform fees (3% of revenue)$1,623
- Maintenance / capex (5% of revenue)$2,704
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,120
- Insurance (STR-rated)$12,780
Cash needed to close
- Purchase price (all cash)$1,199,999
- Closing costs (4.0%)$48,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$65,615
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
$1,021,000
Short-life (5/15-yr)
$202,000 · 20%
Year-1 deduction
$205,000
Year-1 tax shield @ 32%
$66,000
Land 15% (market default, no usable tax-record split) · building $819,000 over 39 years
Based on: 2,344 sq ft, built 2020, 3 bd / 3 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $109,000 in year 1 (10% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $21,200
Kitchen cabinetsdefault
$10,900 new × 76% good × 2.55 allocation
- $17,300
Kitchen countertopsdefault
$8,900 new × 76% good × 2.55 allocation
- $7,900
Decorative trimdefault
$4,100 new × 76% good × 2.55 allocation
- $600
Mirrorsdefault
$500 new × 50% good × 2.55 allocation
- $2,300
Shelvingdefault
$1,200 new × 76% good × 2.55 allocation
- $5,900
Window coverings (23)default
$5,800 new × 40% good × 2.55 allocation
- $19,100
Kitchen & laundry equipment plumbingdefault
$8,500 new × 88% good × 2.55 allocation
- $11,500
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 88% good × 2.55 allocation
- $9,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 2.55 allocation
- $9,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.55 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $19,500
Paving: driveway & walks (paved)default
$10,000 new × 76% good × 2.55 allocation
- $18,700
Landscaping (typical)default
$9,700 new × 76% good × 2.55 allocation
- $4,500
Patiosdefault
$2,300 new × 76% good × 2.55 allocation
- $47,100
Decks & porches (attached)listing
$26,400 new × 70% good × 2.55 allocation
- $584,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$254,500 new × 90% good × 2.55 allocation
- $59,200
Building plumbing & fixturesdefault
$26,400 new × 88% good × 2.55 allocation
- $60,600
Building electrical & lightingdefault
$27,000 new × 88% good × 2.55 allocation
- $47,100
HVACdefault
$26,400 new × 70% good × 2.55 allocation
- $29,200
Hardwood & tile floorsdefault
$15,100 new × 76% good × 2.55 allocation
- $15,300
Fireplaces (3)listing
$7,900 new × 76% good × 2.55 allocation
- $23,300
Septic systemlisting
$12,000 new × 76% good × 2.55 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $112,700 | $89,700 | $2,600 | $205,000 |
| 2 | $0 | $0 | $21,000 | $21,000 |
| 3 | $0 | $0 | $21,000 | $21,000 |
| 4 | $0 | $0 | $21,000 | $21,000 |
| 5 | $0 | $0 | $21,000 | $21,000 |
| 6+ | $0 | $0 | $732,200 | $732,200 |
| Total | $112,700 | $89,700 | $818,800 | $1,021,200 |
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.