247 Toccoa Overlook Dr
Blue Ridge, GA 30513
$798,900
3 bd · 3 ba · 2,620 sqft · Listed 6d ago
View on Realtor.com →Year built
2002
Sqft
2,620
Lot sqft
9,626,760
HOA / mo
None
Furnished
Yes
List date
2026-11-06T21:00:35.000000Z
Revenue
Annual revenue
$48,732
ADR
$251
Occupancy
53%
Cleaning fees (12 mo)
$10,205
Confidence
Low (49.59), 34 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $39,846
Not Your Average Bear!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $39,846ADR $205Occ ≈ 53%5★ (43)
Delisted
Best Blue Ridge Location: Cozy Cabin w/ Hot Tub, Fire Pit & Games
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $37,871ADR $260Occ ≈ 40%4.9★ (30)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hidden Hallow - Mtn View, Dogs OK, Hottub, Firepit Cabin
| 3 bd · 2 ba · sleeps 8 | $20,647 | $412 | 14% | 4★ (2) | 312 ft | AirbnbVrboBooking |
Not Your Average Bear! Cabin | 3 bd · 3 ba · sleeps 6 | $39,846 | $205 | 53% | 5★ (43) | 0.1 mi | Delisted |
Not Your Average Bear w/ Hot Tub Cabin
| 3 bd · 3 ba · sleeps 6 | $25,808 | $326 | 22% | 4.7★ (3) | 0.2 mi | AirbnbVrboBooking |
Private Retreat | Hot Tub • Views • Screened Decks Cabin
| 3 bd · 3 ba · sleeps 10 | $28,870 | $341 | 23% | 5★ (13) | 0.2 mi | AirbnbVrbo |
Toccoa Mist - Aska Adventure Area Cabin
| 3 bd · 2 ba · sleeps 6 | $45,963 | $245 | 51% | 4.3★ (44) | 0.2 mi | AirbnbVrboBooking |
Modern | Firepit | HotTub | GameRoom | A+ Location Cabin | 3 bd · 3 ba · sleeps 8 | $48,662 | $292 | 46% | 4.9★ (110) | 0.2 mi | AirbnbBooking |
Luxury Cabin w/ Stunning Mountain Views & Hot Tub Cabin
| 3 bd · 3.5 ba · sleeps 10 | $88,017 | $371 | 65% | 4.8★ (57) | 0.2 mi | AirbnbVrbo |
Rushing River Lodge Toccoa Fishing Tubing Trails Cabin
| 3 bd · 2 ba · sleeps 8 | $64,372 | $345 | 51% | 4.9★ (97) | 0.2 mi | AirbnbVrbo |
Best Blue Ridge Location: Cozy Cabin w/ Hot Tub, Fire Pit & Games Cabin | 3 bd · 3 ba · sleeps 8 | $37,871 | $260 | 40% | 4.9★ (30) | 0.3 mi | Delisted |
Mountain View w/ Hot Tub, Games&Fire Pit&Starlink Cabin
| 3 bd · 3 ba · sleeps 10 | $36,074 | $240 | 41% | 5★ (83) | 0.3 mi | AirbnbVrbo |
Show 23 more
Luxury Mountain Escape on Aska ~ NEW Hot Tub, Game Room & Spectacular Views!
House · 3 bd · 4 ba · sleeps 10 · 0.4 mi
Revenue $34,873ADR $314Occ ≈ 30%4.8★ (9)
Delisted
Little Creek Cabin - Game Room with Media Space, Outdoor TV Lounge, Hot Tub + Firepit
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $68,769ADR $285Occ ≈ 66%—
Mins to Toccoa River | Hot Tub, Games, Pets, Views
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $38,803ADR $244Occ ≈ 44%5★ (35)
Blue Ridge | Spring Break | Pet Friendly | Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $47,762ADR $286Occ ≈ 46%4.9★ (43)
Breath of Heaven
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $80,171ADR $454Occ ≈ 48%4.9★ (82)
Blue Ridge Retreat Near Toccoa River + Hot Tub
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $4,980ADR $310Occ ≈ 4%5★ (44)
Aska Cabin | Fall Mtn Views, Hot Tub & Game Room
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $57,716ADR $306Occ ≈ 52%5★ (133)
Creekside Retreat | Hot Tub, Sauna & Game Room
House · 3 bd · 3 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $5,199ADR $389Occ ≈ 4%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Aska Retreat - Pet Friendly, Hot Tub, Foosball Cabin
| 3 bd · 3 ba · sleeps 8 | $36,179 | $363 | 27% | 4.8★ (20) | 0.3 mi | AirbnbVrboBooking |
Alta Vista Views Game Room Pet Friendly Cabin
| 3 bd · 3 ba · sleeps 8 | $43,563 | $254 | 47% | 5★ (91) | 0.3 mi | AirbnbVrbo |
Riversong Lodge on the Upper Toccoa River Cabin
| 3 bd · 2 ba · sleeps 8 | $32,797 | $339 | 27% | 5★ (80) | 0.4 mi | AirbnbVrbo |
5 min to Aska Adventure area! Hot Tub + Fireplace Cabin
| 3 bd · 3 ba · sleeps 7 | $20,890 | $222 | 26% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Luxury Mountain Escape on Aska ~ NEW Hot Tub, Game Room & Spectacular Views! House | 3 bd · 4 ba · sleeps 10 | $34,873 | $314 | 30% | 4.8★ (9) | 0.4 mi | Delisted |
Little Creek Cabin - Game Room with Media Space, Outdoor TV Lounge, Hot Tub + Firepit Vacation home | 3 bd · 3 ba · sleeps 10 | $68,769 | $285 | 66% | — | 0.4 mi | Booking |
Wilderness Way- Hot Tub, OD Living, Master on Main Cabin
| 3 bd · 3 ba · sleeps 8 | $24,518 | $287 | 23% | 4.8★ (6) | 0.4 mi | AirbnbVrboBooking |
Mins to Toccoa River | Hot Tub, Games, Pets, Views Cabin
| 3 bd · 3 ba · sleeps 10 | $38,803 | $244 | 44% | 5★ (35) | 0.4 mi | Airbnb |
Little Creek Cabin - Soothing Soaks & Game Nights Cabin
| 3 bd · 3.5 ba · sleeps 10 | $72,686 | $332 | 60% | 5★ (73) | 0.5 mi | AirbnbVrbo |
Sunset Ridge- Screened Deck, Hot Tub, Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $17,398 | $316 | 15% | 5★ (17) | 0.5 mi | AirbnbVrboBooking |
Blue Ridge | Spring Break | Pet Friendly | Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $47,762 | $286 | 46% | 4.9★ (43) | 0.5 mi | Airbnb |
Breath of Heaven Cabin | 3 bd · 3 ba · sleeps 10 | $80,171 | $454 | 48% | 4.9★ (82) | 0.5 mi | Airbnb |
Blue Ridge Retreat Near Toccoa River + Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $4,980 | $310 | 4% | 5★ (44) | 0.5 mi | Airbnb |
Family Time Cabin - Games, S’mores & Scenic Soaks Cabin
| 3 bd · 3 ba · sleeps 8 | $43,469 | $286 | 42% | 4.8★ (12) | 0.5 mi | AirbnbVrboBooking |
Hot Tub · Outdoor Fireplace · Pets OK · Sleeps 10 Cabin
| 3 bd · 3 ba · sleeps 10 | $22,854 | $245 | 26% | 5★ (10) | 0.5 mi | AirbnbVrbo |
Waldhaus- Great Deal! View, Pet Friendly, Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $67,630 | $296 | 63% | 5★ (54) | 0.5 mi | AirbnbVrbo |
Bearfoot Bend Cabin in Blue Ridge Cabin
| 3 bd · 3 ba · sleeps 8 | $28,334 | $268 | 29% | 4.5★ (39) | 0.6 mi | AirbnbVrboBooking |
Reset Ridge - Mountain view, hot tub, fire pit Cabin
| 3 bd · 3 ba · sleeps 8 | $98,932 | $366 | 74% | 5★ (70) | 0.6 mi | AirbnbVrbo |
Toccoa River's Hemlock Hideaway Cabin
| 3 bd · 2 ba · sleeps 6 | $53,757 | $285 | 52% | 5★ (54) | 0.6 mi | AirbnbVrbo |
Aska Cabin | Fall Mtn Views, Hot Tub & Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $57,716 | $306 | 52% | 5★ (133) | 0.6 mi | Airbnb |
Mountain View Peaceful 12 Acres Cabin
| 3 bd · 2.5 ba · sleeps 8 | $64,119 | $308 | 57% | 5★ (176) | 0.7 mi | AirbnbVrboBooking |
Creekside Retreat | Hot Tub, Sauna & Game Room House
| 3 bd · 3 ba · sleeps 8 | $5,199 | $389 | 4% | 5★ (1) | 0.7 mi | Airbnb |
At the End of the Road. Toccoa River Front Cabin
| 3 bd · 2 ba · sleeps 8 | $62,181 | $351 | 49% | 4.9★ (105) | 0.7 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
$48,732
NOI
$21,178
Cash flow /mo
$1,765
Cash needed
$830,856
Cash-on-cash (all cash)
2.5%
ROE (yr 1)
5.4%
Cap rate
2.7%
DSCR
—
Year-1 write-off
$140,369
Year-1 tax shield @ 32%
$44,918
Year-1 return on equity
- Cash flow (annual)$21,178
- Principal paydown (n/a, cash)$0
- Appreciation at%$23,967
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)$9,746
- Platform fees (3% of revenue)$1,462
- Maintenance / capex (5% of revenue)$2,437
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,201
- Insurance (STR-rated)$8,508
Cash needed to close
- Purchase price (all cash)$798,900
- Closing costs (4.0%)$31,956
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,918
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
$726,000
Short-life (5/15-yr)
$140,000 · 19%
Year-1 deduction
$140,000
Year-1 tax shield @ 32%
$45,000
Land 9% (county tax record, market value split) · building $586,000 over 39 years
Based on: 2,620 sq ft, built 2002, 3 bd / 3 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (10% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,800
Kitchen cabinetsdefault
$11,500 new × 40% good × 2.56 allocation
- $12,100
Kitchen countertops (stone)listing
$11,800 new × 40% good × 2.56 allocation
- $4,700
Decorative trimdefault
$4,600 new × 40% good × 2.56 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.56 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.56 allocation
- $6,700
Window coverings (26)default
$6,500 new × 40% good × 2.56 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$9,000 new × 52% good × 2.56 allocation
- $7,200
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 52% good × 2.56 allocation
- $7,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.56 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,600
Paving: driveway & walks (paved)default
$10,600 new × 50% good × 2.56 allocation
- $13,100
Landscaping (typical)default
$10,200 new × 50% good × 2.56 allocation
- $3,300
Patiosdefault
$2,600 new × 50% good × 2.56 allocation
- $37,800
Decks & porches (attached)listing
$29,500 new × 50% good × 2.56 allocation
- $438,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$284,600 new × 60% good × 2.56 allocation
- $39,400
Building plumbing & fixturesdefault
$29,500 new × 52% good × 2.56 allocation
- $40,700
Building electrical & lightingdefault
$30,500 new × 52% good × 2.56 allocation
- $30,300
HVACdefault
$29,500 new × 40% good × 2.56 allocation
- $17,300
Hardwood & tile floorsdefault
$16,900 new × 40% good × 2.56 allocation
- $5,400
Fireplaces (2)listing
$5,300 new × 40% good × 2.56 allocation
- $15,400
Septic systemlisting
$12,000 new × 50% good × 2.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,900 | $67,800 | $600 | $140,400 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $525,600 | $525,600 |
| Total | $71,900 | $67,800 | $586,400 | $726,100 |
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.