8 N Face Dr
Blue Ridge, GA 30513
$829,900
3 bd · 3 ba · 2,372 sqft · Listed 22d ago
View on Realtor.com →Year built
2003
Sqft
2,372
Lot sqft
103,237
HOA / mo
None
Furnished
Yes
List date
2026-09-05T01:17:14.000000Z
Revenue
Annual revenue
$52,361
ADR
$277
Occupancy
52%
Cleaning fees (12 mo)
$9,624
Confidence
Low (40.76), 40 comps
Comp revenue range (p25 / median / p75)
Ultimate Family Escape with Hot Tub, Game Room & Stunning Mountain Views
House · 3 bd · 3 ba · sleeps 10 · 115 ft
Revenue $3,682ADR $226Occ ≈ 4%5★ (1)
Sunrise View, Hot Tub, Game Rm, Close to Town
House · 3 bd · 3 ba · sleeps 10 · 180 ft
Revenue $53,289ADR $322Occ ≈ 45%5★ (29)
Gorgeous Blue Ridge Mountain Retreat: Deck + View!
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $19,393ADR $313Occ ≈ 17%5★ (3)
'Endless View' from the Top of Sunrock Mountain
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $50,160ADR $213Occ ≈ 65%4.8★ (353)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ultimate Family Escape with Hot Tub, Game Room & Stunning Mountain Views House | 3 bd · 3 ba · sleeps 10 | $3,682 | $226 | 4% | 5★ (1) | 115 ft | Vrbo |
Sunrise View, Hot Tub, Game Rm, Close to Town House | 3 bd · 3 ba · sleeps 10 | $53,289 | $322 | 45% | 5★ (29) | 180 ft | Airbnb |
Enjoy fall colors with long range views. Cabin | 3 bd · 3 ba · sleeps 8 | $63,173 | $281 | 62% | 4.9★ (289) | 397 ft | AirbnbBooking |
Serenity Cabin | 3 bd · 3 ba · sleeps 6 | $16,346 | $233 | 19% | 5★ (7) | 440 ft | Airbnb |
Early Rise - Sunrock Mountain with Game Room, Cabin | 3 bd · 3 ba · sleeps 6 | $65,569 | $315 | 57% | 5★ (5) | 0.1 mi | AirbnbBooking |
Gorgeous Blue Ridge Mountain Retreat: Deck + View! Vacation home | 3 bd · 3 ba · sleeps 6 | $19,393 | $313 | 17% | 5★ (3) | 0.1 mi | Booking |
Gorgeous Blue Ridge Mountain Retreat: Deck + View! Cabin | 3 bd · 3 ba · sleeps 6 | $15,208 | $290 | 14% | 4.7★ (11) | 0.1 mi | AirbnbVrbo |
Sunrise Overlook | Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 6 | $57,849 | $328 | 48% | 4.9★ (9) | 0.2 mi | AirbnbVrbo |
Early Rise - Sunrock Mountain House | 3 bd · 3 ba · sleeps 6 | $80,742 | $407 | 54% | 4.8★ (4) | 0.2 mi | AirbnbVrbo |
'Endless View' from the Top of Sunrock Mountain Cabin | 3 bd · 3 ba · sleeps 8 | $50,160 | $213 | 65% | 4.8★ (353) | 0.2 mi | Vrbo |
Show all 40 comps
Luxurious, Secluded Cabin, with Gazebo Covered Hot-tub + Amazing View
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $99,859ADR $401Occ ≈ 68%5★ (332)
Cloud Nine- Amazing View | Screened Porch | Outdoor Fireplace | Featured in the Atlanta Journal
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $75,855ADR $358Occ ≈ 58%—
Luxury Blue Ridge cabin with long range views!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $58,115ADR $502Occ ≈ 32%5★ (24)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cloud Nine- Outdoor Living, Fireplace, Views Cabin | 3 bd · 3.5 ba · sleeps 8 | $73,560 | $381 | 53% | 5★ (47) | 0.2 mi | AirbnbVrbo |
The View - Mountain views, fireplace & hot tub! Cabin | 3 bd · 3 ba · sleeps 8 | $54,416 | $282 | 53% | 4.5★ (151) | 0.3 mi | AirbnbVrboBooking |
VIEWS! Game Room+Hot Tub+ Fire pits+ Decks Cabin | 3 bd · 3 ba · sleeps 10 | $57,842 | $339 | 47% | 4.8★ (59) | 0.3 mi | AirbnbVrbo |
Luxurious, Secluded Cabin, with Gazebo Covered Hot-tub + Amazing View Cabin | 3 bd · 3 ba · sleeps 10 | $99,859 | $401 | 68% | 5★ (332) | 0.3 mi | Vrbo |
Summit Escape Cabin | 3 bd · 3 ba · sleeps 8 | $65,304 | $330 | 54% | 5★ (16) | 0.3 mi | AirbnbVrbo |
Summit Escape - Miles of mountain views! Cabin | 3 bd · 3 ba · sleeps 8 | $51,952 | $277 | 51% | 4.2★ (8) | 0.3 mi | VrboBooking |
Cloud Nine- Amazing View | Screened Porch | Outdoor Fireplace | Featured in the Atlanta Journal Vacation home | 3 bd · 3 ba · sleeps 8 | $75,855 | $358 | 58% | — | 0.3 mi | Booking |
Hot Tub, 3 Fireplaces, Mountain Views, Game Room House | 3 bd · 3 ba · sleeps 6 | $68,852 | $305 | 62% | 4.9★ (174) | 0.3 mi | AirbnbVrboBooking |
Finding Grace- Mtn Views, Screened Porch, Hot-Tub Cabin | 3 bd · 3 ba · sleeps 8 | $80,211 | $349 | 63% | 5★ (16) | 0.3 mi | AirbnbVrboBooking |
Luxury Blue Ridge cabin with long range views! Cabin | 3 bd · 3 ba · sleeps 6 | $58,115 | $502 | 32% | 5★ (24) | 0.3 mi | Airbnb |
The Foxhole | Mountain View | Blue Ridge Getaway House | 3 bd · 2.5 ba · sleeps 6 | $35,810 | $338 | 29% | 5★ (2) | 0.4 mi | AirbnbVrbo |
Long range Mountain Views | 3 Min to Winery Cabin | 3 bd · 2.5 ba · sleeps 6 | $11,160 | $265 | 12% | 5★ (2) | 0.4 mi | AirbnbVrboBooking |
4 BR cabin with hot tub, firepit & mountain views Cabin | 3 bd · 3 ba · sleeps 8 | $20,165 | $280 | 20% | 4.9★ (11) | 0.4 mi | AirbnbVrboBooking |
Sky Ridge - Blue Ridge GA Cabin | 3 bd · 3 ba · sleeps 8 | $33,916 | $440 | 21% | 4.2★ (5) | 0.5 mi | AirbnbVrboBooking |
Sky Ridge - Blue Ridge GA Cabin | 3 bd · 3 ba · sleeps 8 | $26,229 | $457 | 16% | 4.5★ (2) | 0.5 mi | AirbnbVrbo |
Simply Blessed Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $6,741 | $266 | 7% | — | 0.5 mi | Airbnb |
Brand New! Huge Deck, Spa, Fire Pit, Ping Pong! Cabin | 3 bd · 2 ba · sleeps 10 | $54,120 | $226 | 66% | 4.9★ (202) | 0.5 mi | AirbnbVrbo |
*NEW* Cabin with HOT TUB! | Fox Run Cabin | 3 bd · 2 ba · sleeps 8 | $15,816 | $575 | 8% | 4.7★ (78) | 0.6 mi | AirbnbVrbo |
Bearadise Cabin | 3 bd · 3 ba · sleeps 8 | $2,994 | $149 | 6% | — | 0.6 mi | Airbnb |
Sun Rise Cabin - Blue Ridge Mountain View Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $46,085 | $251 | 50% | 4.9★ (95) | 0.6 mi | AirbnbVrbo |
The Hidden Haven Stay Cabin | 3 bd · 3.5 ba · sleeps 8 | $2,811 | $216 | 4% | 4.8★ (4) | 0.6 mi | AirbnbVrbo |
Western Sky - Lovely view, hot tub, fire pit, pets Cabin | 3 bd · 3 ba · sleeps 8 | $54,580 | $300 | 50% | 4.9★ (48) | 0.6 mi | AirbnbVrbo |
Experience Elegance • HotTub, FireTable, Views, EV Cabin | 3 bd · 3.5 ba · sleeps 6 | $70,709 | $355 | 55% | 5★ (30) | 0.6 mi | AirbnbVrbo |
Sleepy Bear Hideaway- Close to Train & Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $23,112 | $338 | 19% | 5★ (34) | 0.7 mi | AirbnbVrboBooking |
Newer house-Fenced yard-10 min to downtown BR House | 3 bd · 3.5 ba · sleeps 8 | $9,191 | $486 | 5% | 5★ (2) | 0.7 mi | AirbnbVrbo |
Big Sky Retreat- Pet Friendly, Game Room, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $44,309 | $381 | 32% | 4.5★ (21) | 0.7 mi | AirbnbVrboBooking |
Blue Ridge Mountain Majesty Cabin | 3 bd · 3 ba · sleeps 8 | $17,376 | $362 | 13% | 4.5★ (8) | 0.7 mi | AirbnbVrboBooking |
Stunning Mountain Views! Fireplace &Hot tub, Games Cabin | 3 bd · 3 ba · sleeps 8 | $63,809 | $326 | 54% | 5★ (55) | 0.7 mi | AirbnbVrbo |
Sunrise Peak- Mtn View, Pet Friendly, Hot Tub House | 3 bd · 3 ba · sleeps 8 | $84,906 | $365 | 64% | 4.7★ (6) | 0.7 mi | AirbnbVrbo |
Amazing Grace- Panoramic Views, HotTub, Fireplace Cabin | 3 bd · 3 ba · sleeps 10 | $56,316 | $392 | 39% | 4.8★ (25) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$52,361
NOI
$18,354
Cash flow /mo
-$2,943
Cash needed
$240,671
Cash-on-cash
-14.7%
ROE (yr 1)
-2.1%
Cap rate
2.2%
DSCR
0.34
Year-1 write-off
$109,497
Year-1 tax shield @ 32%
$35,039
Year-1 return on equity
- Cash flow (annual)-$35,310
- Principal paydown$5,431
- Appreciation at%$24,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,472
- Platform fees (3% of revenue)$1,571
- Maintenance / capex (5% of revenue)$2,618
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,307
- Insurance (STR-rated)$8,838
Cash needed to close
- Down payment (25%)$207,475
- Closing costs (4.0%)$33,196
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,039
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
$707,000
Short-life (5/15-yr)
$108,000 · 15%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 15% (market default, no usable tax-record split) · building $599,000 over 39 years
Based on: 2,372 sq ft, built 2003, 3 bd / 3 ba, furnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $77,000 in year 1 (11% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,400
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.81 allocation
- $10,100
Kitchen countertopsdefault
$9,000 new × 40% good × 2.81 allocation
- $4,700
Decorative trimdefault
$4,200 new × 40% good × 2.81 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.81 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.81 allocation
- $6,800
Window coverings (24)default
$6,000 new × 40% good × 2.81 allocation
- $13,000
Kitchen & laundry equipment plumbingdefault
$8,600 new × 54% good × 2.81 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 54% good × 2.81 allocation
- $8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.81 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $14,200
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.81 allocation
- $13,700
Landscaping (typical)default
$9,700 new × 50% good × 2.81 allocation
- $3,300
Patiosdefault
$2,300 new × 50% good × 2.81 allocation
- $3,300
Decks & porches (attached)default
$2,300 new × 50% good × 2.81 allocation
- $446,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$257,500 new × 62% good × 2.81 allocation
- $40,600
Building plumbing & fixturesdefault
$26,700 new × 54% good × 2.81 allocation
- $41,500
Building electrical & lightingdefault
$27,300 new × 54% good × 2.81 allocation
- $30,100
HVACdefault
$26,700 new × 40% good × 2.81 allocation
- $17,200
Hardwood & tile floorsdefault
$15,300 new × 40% good × 2.81 allocation
- $5,900
Fireplaces (2)listing
$5,300 new × 40% good × 2.81 allocation
- $16,900
Septic systemlisting
$12,000 new × 50% good × 2.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,100 | $34,500 | $1,900 | $109,500 |
| 2 | $0 | $0 | $15,400 | $15,400 |
| 3 | $0 | $0 | $15,400 | $15,400 |
| 4 | $0 | $0 | $15,400 | $15,400 |
| 5 | $0 | $0 | $15,400 | $15,400 |
| 6+ | $0 | $0 | $535,700 | $535,700 |
| Total | $73,100 | $34,500 | $599,000 | $706,600 |
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.