1035 Ritchie Creek Rd
Blue Ridge, GA 30513
$850,000
4 bd · 3 ba · 2,112 sqft · Listed today
View on Realtor.com →Year built
2021
Sqft
2,112
Lot sqft
70,132
HOA / mo
$40
Furnished
No
List date
2026-10-06T03:40:59.000000Z
Revenue
Annual revenue
$57,784
ADR
$291
Occupancy
54%
Cleaning fees (12 mo)
$10,267
Confidence
Low (37.19), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $46,478Checking amenities for 3 listings…
Experience Roxy’s Retreat in Blue Ridge, GA
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $59,805ADR $307Occ ≈ 53%5★ (92)
Autumn Bluff- Mtn View, Pets OK, Hottub, Gameroom
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $22,638ADR $406Occ ≈ 15%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Hot Tub Mountain View Cabin w/ EV Charger Cabin | 3 bd · 3 ba · sleeps 8 | $67,001 | $339 | 54% | 4.8★ (146) | 423 ft | AirbnbVrboBooking |
3BR Luxury Cabin • Hot Tub, Game Room & Views Cabin
| 3 bd · 3 ba · sleeps 8 | $48,100 | $290 | 45% | 4.9★ (31) | 522 ft | AirbnbVrbo |
Experience Roxy’s Retreat in Blue Ridge, GA Cabin
| 3 bd · 3.5 ba · sleeps 8 | $59,805 | $307 | 53% | 5★ (92) | 0.1 mi | Airbnb |
Autumn Bluff- Mtn View, Pets OK, Hottub, Gameroom Cabin
| 3 bd · 3 ba · sleeps 8 | $22,638 | $406 | 15% | — | 0.1 mi | Airbnb |
Experience Cohutta Luxury in Blue Ridge, Georgia Cabin | 4 bd · 3.5 ba · sleeps 8 | $93,704 | $419 | 61% | 5★ (112) | 0.2 mi | AirbnbVrbo |
*NEW BUILD* 4‑BR Blue Ridge Mountain View Cabin Cabin | 4 bd · 3 ba · sleeps 8 | $63,510 | $285 | 61% | 5★ (66) | 0.2 mi | AirbnbVrbo |
Flamingo Mountain Lodge Cabin | 4 bd · 3 ba · sleeps 8 | $32,106 | $289 | 30% | 4.9★ (205) | 0.4 mi | AirbnbVrbo |
Secluded cabin w/game room and mountain views Cabin
| 3 bd · 2.5 ba · sleeps 8 | $44,856 | $193 | 64% | 4.8★ (41) | 0.7 mi | AirbnbVrboBooking |
Highlands Haven Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $7,205 | $232 | 9% | 4.8★ (8) | 0.7 mi | AirbnbVrbo |
Highlands Haven Cabin | 3 bd · 3 ba · sleeps 6 | $6,112 | $201 | 8% | 5★ (2) | 0.8 mi | Airbnb |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$57,784
NOI
$27,496
Cash flow /mo
-$2,400
Cash needed
$269,500
Cash-on-cash
-10.7%
ROE (yr 1)
0.7%
Cap rate
3.2%
DSCR
0.49
Year-1 write-off
$145,908
Year-1 tax shield @ 32%
$46,690
Year-1 return on equity
- Cash flow (annual)-$28,797
- Principal paydown$5,294
- Appreciation at%$25,500
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,557
- Platform fees (3% of revenue)$1,734
- Maintenance / capex (5% of revenue)$2,889
- Utilities & supplies$4,200
- HOA$480
- Property tax$376
- Insurance (STR-rated)$9,053
Cash needed to close
- Down payment (25%)$212,500
- Closing costs (4.0%)$34,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,690
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
$764,000
Short-life (5/15-yr)
$122,000 · 16%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 10% (county tax record, market value split) · building $642,000 over 39 years · new furniture $23,000
Based on: 2,112 sq ft, built 2021, 4 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (10% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,000
Kitchen cabinetsdefault
$10,400 new × 80% good × 2.16 allocation
- $14,700
Kitchen countertopsdefault
$8,500 new × 80% good × 2.16 allocation
- $6,400
Decorative trimdefault
$3,700 new × 80% good × 2.16 allocation
- $600
Mirrorsdefault
$500 new × 58% good × 2.16 allocation
- $2,600
Shelvingdefault
$1,500 new × 80% good × 2.16 allocation
- $5,700
Window coverings (21)default
$5,300 new × 50% good × 2.16 allocation
- $15,800
Kitchen & laundry equipment plumbingdefault
$8,100 new × 90% good × 2.16 allocation
- $9,500
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 90% good × 2.16 allocation
- $9,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 58% good × 2.16 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,500
Paving: driveway & walks (paved)default
$9,500 new × 80% good × 2.16 allocation
- $15,800
Landscaping (typical)default
$9,200 new × 80% good × 2.16 allocation
- $3,600
Patiosdefault
$2,100 new × 80% good × 2.16 allocation
- $3,400
Decks & porches (attached)default
$2,100 new × 75% good × 2.16 allocation
- $452,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,800 new × 92% good × 2.16 allocation
- $46,200
Building plumbing & fixturesdefault
$23,800 new × 90% good × 2.16 allocation
- $46,700
Building electrical & lightingdefault
$24,000 new × 90% good × 2.16 allocation
- $38,500
HVACdefault
$23,800 new × 75% good × 2.16 allocation
- $23,500
Hardwood & tile floorsdefault
$13,600 new × 80% good × 2.16 allocation
- $13,600
Fireplaces (3)listing
$7,900 new × 80% good × 2.16 allocation
- $20,700
Septic systemlisting
$12,000 new × 80% good × 2.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $106,000 | $39,300 | $700 | $145,900 |
| 2 | $0 | $0 | $16,500 | $16,500 |
| 3 | $0 | $0 | $16,500 | $16,500 |
| 4 | $0 | $0 | $16,500 | $16,500 |
| 5 | $0 | $0 | $16,500 | $16,500 |
| 6+ | $0 | $0 | $575,600 | $575,600 |
| Total | $106,000 | $39,300 | $642,100 | $787,400 |
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: California, Georgia and Wisconsin disallow 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.