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

219 Nantahala Pass Rd

Blue Ridge, GA 30513

$446,900

2 bd · 2 ba · 1,246 sqft · Listed 11d ago

View on Realtor.com →

Rental historyEst. land %Negative cash flow

Year built

1999

Sqft

1,246

Lot sqft

87,991

HOA / mo

None

Furnished

Yes

List date

2026-09-16T19:10:52.000000Z

Revenue

Annual revenue

$42,044

ADR

$200

Occupancy

58%

Cleaning fees (12 mo)

$9,221

Confidence

Med (67.39), 24 comps

Comp revenue range (p25 / median / p75)

$34,476$39,610$49,231

The Treehouse | Hot Tub | Retreat to Nature
Cabin · 2 bd · 2 ba · sleeps 7 · 269 ft
Revenue $49,799ADR $258Occ ≈ 53%4.9★ (120)
Airbnb Vrbo
Enchanting cabin in Blue Ridge area!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $18,750ADR $208Occ ≈ 25%4.8★ (9)
Vrbo
Cozy Romantic Cabin with Beautiful View! Hot Tub! Near Downtown! As Low As 125!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $68,098ADR $201Occ ≈ 93%5★ (619)
Vrbo
Love Nest in Blue Ridge
Chalet · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $40,916ADR $164Occ ≈ 68%4.5★ (91)
Booking
*Specials/2 King beds/View/Fire Pit/HotTub/Dogs OK
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $34,521ADR $258Occ ≈ 37%4.9★ (378)
Airbnb
Cozy Cabin, Pioneer Lodge, Hot Tub, min from Blue
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $39,161ADR $224Occ ≈ 48%4.9★ (149)
Airbnb Vrbo Booking
Katahdin Cabin Tranquil inside Hot tub!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $35,896ADR $175Occ ≈ 56%4.7★ (96)
Airbnb Vrbo
Cozy cabin with indoor hot tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $45,423ADR $214Occ ≈ 58%5★ (1)
Airbnb
Eagles Nest with an amazing view and hot tub
Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi
Revenue $39,534ADR $184Occ ≈ 59%5★ (175)
Airbnb
Pocahontas Cabin w/ Mtn View and Indoor Hot Tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $34,342ADR $176Occ ≈ 53%4.9★ (82)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
The Treehouse \| Hot Tub \| Retreat to Nature Cabin	2 bd · 2 ba · sleeps 7	$49,799	$258	53%	4.9★ (120)	269 ft	Airbnb Vrbo
Enchanting cabin in Blue Ridge area! Cabin	2 bd · 2 ba · sleeps 4	$18,750	$208	25%	4.8★ (9)	0.1 mi	Vrbo
Cozy Romantic Cabin with Beautiful View! Hot Tub! Near Downtown! As Low As 125! Cabin	2 bd · 2 ba · sleeps 4	$68,098	$201	93%	5★ (619)	0.2 mi	Vrbo
Love Nest in Blue Ridge Chalet	2 bd · 1 ba · sleeps 4	$40,916	$164	68%	4.5★ (91)	0.2 mi	Booking
*Specials/2 King beds/View/Fire Pit/HotTub/Dogs OK Cabin	2 bd · 2 ba · sleeps 6	$34,521	$258	37%	4.9★ (378)	0.3 mi	Airbnb
Cozy Cabin, Pioneer Lodge, Hot Tub, min from Blue Cabin	2 bd · 1.5 ba · sleeps 6	$39,161	$224	48%	4.9★ (149)	0.3 mi	Airbnb Vrbo Booking
Katahdin Cabin Tranquil inside Hot tub! Cabin	2 bd · 2 ba · sleeps 6	$35,896	$175	56%	4.7★ (96)	0.3 mi	Airbnb Vrbo
Cozy cabin with indoor hot tub Cabin	2 bd · 1 ba · sleeps 4	$45,423	$214	58%	5★ (1)	0.3 mi	Airbnb
Eagles Nest with an amazing view and hot tub Cabin	2 bd · 1.5 ba · sleeps 4	$39,534	$184	59%	5★ (175)	0.3 mi	Airbnb
Pocahontas Cabin w/ Mtn View and Indoor Hot Tub Cabin	2 bd · 2 ba · sleeps 6	$34,342	$176	53%	4.9★ (82)	0.3 mi	Airbnb Vrbo

Show all 24 comps

Cuttin’ up Cabin by Sawartist
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $36,958ADR $177Occ ≈ 57%4.5★ (62)
Airbnb
Cabin 5 Min to Town*Arcade*Fireplaces*Firepit*
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $17,946ADR $162Occ ≈ 30%4.9★ (146)
Airbnb Vrbo
Vista Cabin Getaway – Perfect Views + Dog Friendly
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $28,140ADR $139Occ ≈ 55%4.9★ (17)
Airbnb Vrbo
Views, Hot Tub, Fire Pit & 10 Min to Downtown BR
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $62,578ADR $256Occ ≈ 67%5★ (56)
Airbnb Vrbo
Blue Ridge- 2 bedroom cabin.
Cabin · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $28,158ADR $188Occ ≈ 41%5★ (202)
Airbnb Vrbo
Tranquil Modern Luxury Cabin Escape
Cabin · 2 bd · 1 ba · sleeps 6 · 0.5 mi
Revenue $58,501ADR $271Occ ≈ 59%4.9★ (137)
Airbnb Vrbo
Streams & Dreams • Hot Tub•Pet Friendly•Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $55,118ADR $212Occ ≈ 71%4.8★ (198)
Airbnb Vrbo
BUDDHA BLUE RIDGE DREAMCATCHER ~ 2Bd 2Bth Brand New Custom Cabin 2 miles to town
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $21,812ADR $368Occ ≈ 16%5★ (43)
Vrbo
Mountain View Cabin |10 min from Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $39,186ADR $154Occ ≈ 70%4.9★ (204)
Airbnb Vrbo
Newly Constructed Modern Farmhouse w/ Hot Tub
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $49,042ADR $308Occ ≈ 44%5★ (139)
Airbnb Vrbo Booking
6-Person Family Cabin | Game Room, Hot Tub, Hiking
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $44,305ADR $215Occ ≈ 56%5★ (194)
Airbnb
Lovely Lakefront Mountain View Cabin
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $48,779ADR $188Occ ≈ 71%5★ (150)
Airbnb
Carters' Cozy Cabin - Relax or Roam 13 Acres!
Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.7 mi
Revenue $62,035ADR $286Occ ≈ 59%4.8★ (63)
Airbnb Vrbo Booking
Grizzley Gulch- Hot Tub, Arcade Game, Firepit
Cabin · 2 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $39,685ADR $314Occ ≈ 35%4.9★ (20)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cuttin’ up Cabin by Sawartist Cabin	2 bd · 2 ba · sleeps 6	$36,958	$177	57%	4.5★ (62)	0.4 mi	Airbnb
Cabin 5 Min to TownArcadeFireplacesFirepit Cabin	2 bd · 2 ba · sleeps 4	$17,946	$162	30%	4.9★ (146)	0.4 mi	Airbnb Vrbo
Vista Cabin Getaway – Perfect Views + Dog Friendly Cabin	2 bd · 2 ba · sleeps 6	$28,140	$139	55%	4.9★ (17)	0.4 mi	Airbnb Vrbo
Views, Hot Tub, Fire Pit & 10 Min to Downtown BR Cabin	2 bd · 2 ba · sleeps 6	$62,578	$256	67%	5★ (56)	0.4 mi	Airbnb Vrbo
Blue Ridge- 2 bedroom cabin. Cabin	2 bd · 1 ba · sleeps 4	$28,158	$188	41%	5★ (202)	0.5 mi	Airbnb Vrbo
Tranquil Modern Luxury Cabin Escape Cabin	2 bd · 1 ba · sleeps 6	$58,501	$271	59%	4.9★ (137)	0.5 mi	Airbnb Vrbo
Streams & Dreams • Hot Tub•Pet Friendly•Blue Ridge Cabin	2 bd · 1 ba · sleeps 4	$55,118	$212	71%	4.8★ (198)	0.5 mi	Airbnb Vrbo
BUDDHA BLUE RIDGE DREAMCATCHER ~ 2Bd 2Bth Brand New Custom Cabin 2 miles to town Cabin	2 bd · 2 ba · sleeps 4	$21,812	$368	16%	5★ (43)	0.5 mi	Vrbo
Mountain View Cabin \|10 min from Blue Ridge Cabin	2 bd · 1 ba · sleeps 4	$39,186	$154	70%	4.9★ (204)	0.5 mi	Airbnb Vrbo
Newly Constructed Modern Farmhouse w/ Hot Tub Cabin	2 bd · 1 ba · sleeps 4	$49,042	$308	44%	5★ (139)	0.6 mi	Airbnb Vrbo Booking
6-Person Family Cabin \| Game Room, Hot Tub, Hiking Cabin	2 bd · 2 ba · sleeps 6	$44,305	$215	56%	5★ (194)	0.6 mi	Airbnb
Lovely Lakefront Mountain View Cabin Cabin	2 bd · 2 ba · sleeps 4	$48,779	$188	71%	5★ (150)	0.6 mi	Airbnb
Carters' Cozy Cabin - Relax or Roam 13 Acres! Cabin	2 bd · 1.5 ba · sleeps 4	$62,035	$286	59%	4.8★ (63)	0.7 mi	Airbnb Vrbo Booking
Grizzley Gulch- Hot Tub, Arcade Game, Firepit Cabin	2 bd · 3 ba · sleeps 8	$39,685	$314	35%	4.9★ (20)	0.7 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

$42,044

NOI

$17,916

Cash flow /mo

-$915

Cash needed

$129,601

Cash-on-cash

-8.5%

ROE (yr 1)

4.1%

Cap rate

4.0%

DSCR

0.62

Year-1 write-off

$101,065

Year-1 tax shield @ 32%

$32,341

Year-1 return on equity

Cash flow (annual)-$10,982
Principal paydown$2,924
Appreciation at%$13,407

ROE4.1%

ROE incl. year-1 tax savings (32% bracket, STR loophole)29.1%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$8,409
Platform fees (3% of revenue)$1,261
Maintenance / capex (5% of revenue)$2,102
Utilities & supplies$4,200
HOA$0
Property tax$3,396
Insurance (STR-rated)$4,759

Cash needed to close

Down payment (25%)$111,725
Closing costs (4.0%)$17,876
Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

Tax shield @ 32%$32,341

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

$381,000

Short-life (5/15-yr)

$100,000 · 26%

Year-1 deduction

$101,000

Year-1 tax shield @ 32%

$32,000

Land 15% (market default, no usable tax-record split) · building $281,000 over 39 years

Based on: 1,246 sq ft, built 1999, 2 bd / 2 ba, furnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $60,000 in year 1 (15% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$64,800

Kitchen cabinetsdefault
$8,500 new × 40% good × 2.71 allocation
$9,300
Kitchen countertops (stone)listing
$8,700 new × 40% good × 2.71 allocation
$9,500
Decorative trimdefault
$2,200 new × 40% good × 2.71 allocation
$2,400
Mirrorsdefault
$300 new × 40% good × 2.71 allocation
$300
Shelvingdefault
$900 new × 40% good × 2.71 allocation
$1,000
Window coverings (12)default
$3,000 new × 40% good × 2.71 allocation
$3,300
Kitchen & laundry equipment plumbingdefault
$6,600 new × 46% good × 2.71 allocation
$8,300
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 46% good × 2.71 allocation
$5,000
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.71 allocation
$7,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.71 allocation
$9,800
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
$6,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
$2,400

15-year land improvements$35,400

Paving: driveway & walks (paved)default
$7,300 new × 50% good × 2.71 allocation
$9,900
Landscaping (minimal)listing
$3,500 new × 50% good × 2.71 allocation
$4,800
Patiosdefault
$1,200 new × 50% good × 2.71 allocation
$1,700
Decks & porches (attached)listing
$14,000 new × 50% good × 2.71 allocation
$19,000

Building, 39-year$281,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$134,900 new × 55% good × 2.71 allocation
$201,400
Building plumbing & fixturesdefault
$14,000 new × 46% good × 2.71 allocation
$17,400
Building electrical & lightingdefault
$13,100 new × 46% good × 2.71 allocation
$16,300
HVACdefault
$14,000 new × 40% good × 2.71 allocation
$15,200
Hardwood & tile floorsdefault
$8,000 new × 40% good × 2.71 allocation
$8,700
Fireplaces (2)listing
$5,300 new × 40% good × 2.71 allocation
$5,700
Septic systemlisting
$12,000 new × 50% good × 2.71 allocation
$16,300

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	$64,800	$35,400	$900	$101,100
2	$0	$0	$7,200	$7,200
3	$0	$0	$7,200	$7,200
4	$0	$0	$7,200	$7,200
5	$0	$0	$7,200	$7,200
6+	$0	$0	$251,300	$251,300
Total	$64,800	$35,400	$281,000	$381,200

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.