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760 River Bend Ln

760 River Bend Ln

Blue Ridge, GA 30513

$550,000

6 bd · 4 ba · 3,681 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$32,947$47,841$96,204

  • Mountain views and hot tub in Aska Adventure Area!

    House · 5 bd · 4 ba · sleeps 10 · 243 ft

    Revenue $24,218ADR $339Occ ≈ 20%4.9★ (69)

    AirbnbVrbo

  • View From the Top - Blue Ridge Ga- Aska Adventure

    Cabin · 6 bd · 3 ba · sleeps 12 · 436 ft

    Revenue $61,250ADR $556Occ ≈ 30%4.2★ (16)

    AirbnbVrbo

  • View From the Top - Blue Ridge Ga- Aska Adventure

    Cabin · 6 bd · 3 ba · sleeps 12 · 0.1 mi

    Revenue $47,841ADR $436Occ ≈ 30%3.9★ (11)

    AirbnbBooking

  • Copper Top- Hot Tub, MTN Views, Outdoor Fireplace

    Cabin · 5 bd · 3 ba · sleeps 12 · 0.1 mi

    Revenue $46,067ADR $428Occ ≈ 29%4.8★ (9)

    AirbnbVrbo

  • Rustic Cabin on the rapids of the Toccoa River

    Cabin · 7 bd · 5 ba · sleeps 14 · 0.3 mi

    Revenue $33,551ADR $806Occ ≈ 11%4.6★ (51)

    AirbnbVrbo

  • Neverland Retreat, River Views, Hot tub & Games

    Cabin · 5 bd · 3 ba · sleeps 14 · 0.3 mi

    Revenue $32,342ADR $327Occ ≈ 27%5★ (1)

    Vrbo

  • Aska Ridge Lodge | Hot Tub | MTN Views | Game Room

    Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi

    Revenue $17,700ADR $458Occ ≈ 11%5★ (5)

    AirbnbVrbo

  • Aska Ridge Lodge|Hot Tub|MTN Views|Pool Table

    Cabin · 5 bd · 4.5 ba · sleeps 12 · 0.3 mi

    Revenue $91,096ADR $451Occ ≈ 55%5★ (20)

    AirbnbVrbo

  • Falling Waters Lodge- Mtn Views, HotTub, Game Room

    House · 5 bd · 3.5 ba · sleeps 12 · 0.6 mi

    Revenue $101,312ADR $898Occ ≈ 31%4.8★ (7)

    AirbnbVrboBooking

  • Luxury Looks | $700 Off Your Stay!

    Cabin · 5 bd · 4.5 ba · sleeps 16 · 0.6 mi

    Revenue $174,394ADR $812Occ ≈ 59%4.8★ (84)

    AirbnbVrboBooking

Show all 11 comps

  • Outdoor Theater - Pickleball - HT Sauna - Putt Putt

    Cabin · 6 bd · 3 ba · sleeps 16 · 0.7 mi

    Revenue $102,033ADR $664Occ ≈ 42%5★ (30)

    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

Est. revenue

$62,327

NOI

$32,077

Cash flow /mo

$2,673

Cash needed

$572,000

Cash-on-cash (all cash)

5.6%

ROE (yr 1)

8.5%

Cap rate

5.8%

DSCR

—

Year-1 write-off

$132,031

Year-1 tax shield @ 32%

$42,250

Year-1 return on equity

  • Cash flow (annual)$32,077
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$16,500
ROE8.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.9%
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

  • Purchase price (all cash)$550,000
  • 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.

5-year property$67,900

  • Kitchen cabinetsdefault

    $13,900 new × 40% good × 1.80 allocation

    $10,000

  • Kitchen countertopsdefault

    $11,300 new × 40% good × 1.80 allocation

    $8,200

  • Decorative trimdefault

    $6,400 new × 40% good × 1.80 allocation

    $4,600

  • Mirrorsdefault

    $600 new × 40% good × 1.80 allocation

    $400

  • Shelvingdefault

    $2,100 new × 40% good × 1.80 allocation

    $1,500

  • Window coverings (37)default

    $9,300 new × 40% good × 1.80 allocation

    $6,700

  • Kitchen & laundry equipment plumbingdefault

    $10,800 new × 40% good × 1.80 allocation

    $7,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,500 new × 40% good × 1.80 allocation

    $4,700

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

    $7,700 new × 40% good × 1.80 allocation

    $5,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.80 allocation

    $6,500

  • Furniture conveyed with the sale (used)listing

    $30,000 new × 40% good · out of the price

    $12,000
15-year land improvements$62,800

  • Paving: driveway & walks (paved)default

    $12,600 new × 50% good × 1.80 allocation

    $11,300

  • Landscaping (typical)default

    $12,100 new × 50% good × 1.80 allocation

    $10,900

  • Patiosdefault

    $3,600 new × 50% good × 1.80 allocation

    $3,300

  • Decks & porches (attached)listing

    $41,400 new × 50% good × 1.80 allocation

    $37,300
Building, 39-year$410,900

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

    $399,500 new × 40% good × 1.80 allocation

    $287,800

  • Building plumbing & fixturesdefault

    $41,500 new × 40% good × 1.80 allocation

    $29,900

  • Building electrical & lightingdefault

    $43,900 new × 40% good × 1.80 allocation

    $31,700

  • HVACdefault

    $41,500 new × 40% good × 1.80 allocation

    $29,900

  • Hardwood & tile floorsdefault

    $23,700 new × 40% good × 1.80 allocation

    $17,100

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.80 allocation

    $3,800

  • Septic systemlisting

    $12,000 new × 50% good × 1.80 allocation

    $10,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.