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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

24 Twin Lakes Rd

24 Twin Lakes Rd

Blue Ridge, GA 30513

$829,000

3 bd · 3 ba · 2,810 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %Negative cash flow

Year built

2005

Sqft

2,810

Lot sqft

77,101

HOA / mo

$29

Furnished

No

List date

2026-10-13T16:39:02.000000Z

Revenue

Annual revenue

$48,256

ADR

$258

Occupancy

51%

Cleaning fees (12 mo)

$9,452

Confidence

Low (34.57), 8 comps

Comp revenue range (p25 / median / p75)

$28,732$54,202$63,476

Median revenue of shown comps: $54,202

  • Hidden Haven | Moutain Views | Hot tub | Firepit

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $68,718ADR $310Occ ≈ 61%4.8★ (48)

    Airbnb

  • Secluded cabin w/ creek | 3m to BR & 1m to Mercier

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $54,493ADR $327Occ ≈ 46%5★ (86)

    Airbnb

  • Modern Blue Ridge Retreat • Serene + Near Town

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $80,627ADR $265Occ ≈ 83%5★ (147)

    AirbnbVrbo

  • Hilltop Sweethaven Retreat Blue Ridge

    Cottage · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $364ADR $325Occ ≈ 0%5★ (39)

    Airbnb

  • Orchard Overlook

    House · 3 bd · 3.5 ba · sleeps 8 · 0.6 mi

    Revenue $3,223ADR $460Occ ≈ 2%5★ (1)

    Delisted

  • Blue Ridge The Ciderhouse Cabin w/ Hot Tub

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $53,911ADR $323Occ ≈ 46%5★ (23)

    AirbnbVrboBooking

  • Rustic Elegance, gated community with its own private riverside park.

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $61,728ADR $378Occ ≈ 45%4.8★ (11)

    VrboBooking

  • Honeybear Lodge | Luxury Near Downtown

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.8 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $37,235ADR $295Occ ≈ 35%4.8★ (127)

    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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$48,256

NOI

$15,067

Cash flow /mo

-$3,372

Cash needed

$265,910

Cash-on-cash

-15.2%

ROE (yr 1)

-4.0%

Cap rate

1.8%

DSCR

0.27

Year-1 write-off

$168,622

Year-1 tax shield @ 32%

$53,959

Year-1 return on equity

  • Cash flow (annual)-$40,461
  • Principal paydown$5,041
  • Appreciation at%$24,870
ROE-4.0%

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)$9,651
  • Platform fees (3% of revenue)$1,448
  • Maintenance / capex (5% of revenue)$2,413
  • Utilities & supplies$4,200
  • HOA$348
  • Property tax$6,300
  • Insurance (STR-rated)$8,829

Cash needed to close

  • Down payment (25%)$207,250
  • Closing costs (4.0%)$33,160
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$53,959

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

$705,000

Short-life (5/15-yr)

$143,000 · 20%

Year-1 deduction

$169,000

Year-1 tax shield @ 32%

$54,000

Land 15% (market default, no usable tax-record split) · building $562,000 over 39 years · new furniture $26,000

Based on: 2,810 sq ft, built 2005, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, covered patio, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $111,000 in year 1 (12% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$86,700

  • Kitchen cabinetsdefault

    $12,000 new × 40% good × 2.13 allocation

    $10,200

  • Kitchen countertopsdefault

    $9,800 new × 40% good × 2.13 allocation

    $8,300

  • Decorative trimdefault

    $4,900 new × 40% good × 2.13 allocation

    $4,200

  • Mirrorsdefault

    $500 new × 40% good × 2.13 allocation

    $400

  • Shelvingdefault

    $1,200 new × 40% good × 2.13 allocation

    $1,000

  • Window coverings (28)default

    $7,000 new × 40% good × 2.13 allocation

    $6,000

  • Kitchen & laundry equipment plumbingdefault

    $9,300 new × 58% good × 2.13 allocation

    $11,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,600 new × 58% good × 2.13 allocation

    $6,900

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

    $5,900 new × 40% good × 2.13 allocation

    $5,000

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.13 allocation

    $7,700

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$81,300

  • Paving: driveway & walks (paved)default

    $11,000 new × 50% good × 2.13 allocation

    $11,700

  • Landscaping (typical)default

    $10,600 new × 50% good × 2.13 allocation

    $11,300

  • Covered patiolisting

    $23,200 new × 50% good × 2.13 allocation

    $24,700

  • Decks & porches (attached)listing

    $31,600 new × 50% good × 2.13 allocation

    $33,700
Building, 39-year$562,100

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

    $305,400 new × 65% good × 2.13 allocation

    $422,700

  • Building plumbing & fixturesdefault

    $31,700 new × 58% good × 2.13 allocation

    $39,100

  • Building electrical & lightingdefault

    $32,900 new × 58% good × 2.13 allocation

    $40,600

  • HVACdefault

    $31,700 new × 40% good × 2.13 allocation

    $27,000

  • Hardwood & tile floorsdefault

    $18,100 new × 40% good × 2.13 allocation

    $15,400

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.13 allocation

    $4,500

  • Septic systemlisting

    $12,000 new × 50% good × 2.13 allocation

    $12,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$86,700$81,300$600$168,600
2$0$0$14,400$14,400
3$0$0$14,400$14,400
4$0$0$14,400$14,400
5$0$0$14,400$14,400
6+$0$0$503,900$503,900
Total$86,700$81,300$562,100$730,100

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.