760 River Bend Ln
Blue Ridge, GA 30513
$550,000
6 bd · 4 ba · 3,681 sqft · Listed 1d ago
View on Realtor.com →Year built
1988
Sqft
3,681
Lot sqft
52,708
HOA / mo
None
Furnished
Yes
List date
2026-09-27T21:04:11.000000Z
Revenue
Annual revenue
$62,327
ADR
$459
Occupancy
37%
Cleaning fees (12 mo)
$12,688
Confidence
Low (29.6), 11 comps
Comp revenue range (p25 / median / p75)
Neverland Retreat, River Views, Hot tub & Games
Cabin · 5 bd · 3 ba · sleeps 14 · 0.3 mi
Revenue $32,342ADR $327Occ ≈ 27%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain views and hot tub in Aska Adventure Area! House | 5 bd · 4 ba · sleeps 10 | $24,218 | $339 | 20% | 4.9★ (69) | 243 ft | AirbnbVrbo |
View From the Top - Blue Ridge Ga- Aska Adventure Cabin | 6 bd · 3 ba · sleeps 12 | $61,250 | $556 | 30% | 4.2★ (16) | 436 ft | AirbnbVrbo |
View From the Top - Blue Ridge Ga- Aska Adventure Cabin | 6 bd · 3 ba · sleeps 12 | $47,841 | $436 | 30% | 3.9★ (11) | 0.1 mi | AirbnbBooking |
Copper Top- Hot Tub, MTN Views, Outdoor Fireplace Cabin | 5 bd · 3 ba · sleeps 12 | $46,067 | $428 | 29% | 4.8★ (9) | 0.1 mi | AirbnbVrbo |
Rustic Cabin on the rapids of the Toccoa River Cabin | 7 bd · 5 ba · sleeps 14 | $33,551 | $806 | 11% | 4.6★ (51) | 0.3 mi | AirbnbVrbo |
Neverland Retreat, River Views, Hot tub & Games Cabin | 5 bd · 3 ba · sleeps 14 | $32,342 | $327 | 27% | 5★ (1) | 0.3 mi | Vrbo |
Aska Ridge Lodge | Hot Tub | MTN Views | Game Room Cabin | 5 bd · 4.5 ba · sleeps 12 | $17,700 | $458 | 11% | 5★ (5) | 0.3 mi | AirbnbVrbo |
Aska Ridge Lodge|Hot Tub|MTN Views|Pool Table Cabin | 5 bd · 4.5 ba · sleeps 12 | $91,096 | $451 | 55% | 5★ (20) | 0.3 mi | AirbnbVrbo |
Falling Waters Lodge- Mtn Views, HotTub, Game Room House | 5 bd · 3.5 ba · sleeps 12 | $101,312 | $898 | 31% | 4.8★ (7) | 0.6 mi | AirbnbVrboBooking |
Luxury Looks | $700 Off Your Stay! Cabin | 5 bd · 4.5 ba · sleeps 16 | $174,394 | $812 | 59% | 4.8★ (84) | 0.6 mi | AirbnbVrboBooking |
Show all 11 comps
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
$62,327
NOI
$32,077
Cash flow /mo
-$291
Cash needed
$159,500
Cash-on-cash
-2.2%
ROE (yr 1)
10.4%
Cap rate
5.8%
DSCR
0.90
Year-1 write-off
$132,031
Year-1 tax shield @ 32%
$42,250
Year-1 return on equity
- Cash flow (annual)-$3,488
- Principal paydown$3,599
- Appreciation at%$16,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,465
- Platform fees (3% of revenue)$1,870
- Maintenance / capex (5% of revenue)$3,116
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,741
- Insurance (STR-rated)$5,858
Cash needed to close
- Down payment (25%)$137,500
- Closing costs (4.0%)$22,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,250
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
$542,000
Short-life (5/15-yr)
$131,000 · 24%
Year-1 deduction
$132,000
Year-1 tax shield @ 32%
$42,000
Land 2% (county tax record, market value split) · building $411,000 over 39 years
Based on: 3,681 sq ft, built 1988, 6 bd / 4 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $70,000 in year 1 (13% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$13,900 new × 40% good × 1.80 allocation
- $8,200
Kitchen countertopsdefault
$11,300 new × 40% good × 1.80 allocation
- $4,600
Decorative trimdefault
$6,400 new × 40% good × 1.80 allocation
- $400
Mirrorsdefault
$600 new × 40% good × 1.80 allocation
- $1,500
Shelvingdefault
$2,100 new × 40% good × 1.80 allocation
- $6,700
Window coverings (37)default
$9,300 new × 40% good × 1.80 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$10,800 new × 40% good × 1.80 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 40% good × 1.80 allocation
- $5,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.80 allocation
- $6,500
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.80 allocation
- $12,000
Furniture conveyed with the sale (used)listing
$30,000 new × 40% good · out of the price
- $11,300
Paving: driveway & walks (paved)default
$12,600 new × 50% good × 1.80 allocation
- $10,900
Landscaping (typical)default
$12,100 new × 50% good × 1.80 allocation
- $3,300
Patiosdefault
$3,600 new × 50% good × 1.80 allocation
- $37,300
Decks & porches (attached)listing
$41,400 new × 50% good × 1.80 allocation
- $287,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$399,500 new × 40% good × 1.80 allocation
- $29,900
Building plumbing & fixturesdefault
$41,500 new × 40% good × 1.80 allocation
- $31,700
Building electrical & lightingdefault
$43,900 new × 40% good × 1.80 allocation
- $29,900
HVACdefault
$41,500 new × 40% good × 1.80 allocation
- $17,100
Hardwood & tile floorsdefault
$23,700 new × 40% good × 1.80 allocation
- $3,800
Fireplaces (2)listing
$5,300 new × 40% good × 1.80 allocation
- $10,800
Septic systemlisting
$12,000 new × 50% good × 1.80 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,900 | $62,800 | $1,300 | $132,000 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $367,500 | $367,500 |
| Total | $67,900 | $62,800 | $410,900 | $541,700 |
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.