55 River Bend Ln
Blue Ridge, GA 30513
$449,000
3 bd · 2 ba · 1,876 sqft · Listed 24d ago
View on Realtor.com →Year built
1988
Sqft
1,876
Lot sqft
12,197
HOA / mo
$0
Furnished
No
List date
2026-09-03T22:20:19.000000Z
Revenue
Annual revenue
$55,589
ADR
$310
Occupancy
49%
Cleaning fees (12 mo)
$8,361
Confidence
Med (58.95), 33 comps
Comp revenue range (p25 / median / p75)
Treehouse Cabin w Mountain & River Views +Arcades +Hot Tub
Cabin · 3 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $60,429ADR $406Occ ≈ 41%5★ (9)
*Immaculate!* | Aska Area | 2 Fireplcs | Lrg Decks
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $33,954ADR $245Occ ≈ 38%5★ (62)
A River Retreat is an Authentic A-Frame with 200' frontage on the Toccoa River
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $39,289ADR $250Occ ≈ 43%4.4★ (44)
Serenity Lodge on the Creek
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $40,561ADR $283Occ ≈ 39%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverbend Treehouse – River Views, Hot Tub, Arcade Treehouse | 3 bd · 2 ba · sleeps 10 | $88,103 | $383 | 63% | 5★ (197) | 0.2 mi | AirbnbVrboBooking |
Treehouse Cabin w Mountain & River Views +Arcades +Hot Tub Cabin | 3 bd · 2 ba · sleeps 10 | $60,429 | $406 | 41% | 5★ (9) | 0.2 mi | Vrbo |
Aska Adventure Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $39,975 | $296 | 37% | 5★ (3) | 0.4 mi | AirbnbBooking |
Aska Base Camp Cabin Cabin | 3 bd · 2 ba · sleeps 7 | $53,293 | $233 | 63% | 4.8★ (160) | 0.4 mi | AirbnbVrboBooking |
High Hopes | $250 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $90,563 | $432 | 57% | 4.9★ (73) | 0.4 mi | AirbnbVrboBooking |
*Immaculate!* | Aska Area | 2 Fireplcs | Lrg Decks Cabin | 3 bd · 3 ba · sleeps 6 | $33,954 | $245 | 38% | 5★ (62) | 0.4 mi | Airbnb |
Aska Escape Lodge | Close to Family Fun, Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $31,558 | $546 | 16% | 4.9★ (38) | 0.5 mi | AirbnbVrbo |
A River Retreat is an Authentic A-Frame with 200' frontage on the Toccoa River Cabin | 3 bd · 2 ba · sleeps 6 | $39,289 | $250 | 43% | 4.4★ (44) | 0.5 mi | Vrbo |
The Edison - Hot Tub | Shuffleboard | Arcade Game Cabin | 3 bd · 3 ba · sleeps 8 | $31,734 | $319 | 27% | 4.7★ (13) | 0.5 mi | AirbnbVrbo |
Serenity Lodge on the Creek Vacation home | 3 bd · 3 ba · sleeps 10 | $40,561 | $283 | 39% | — | 0.6 mi | Booking |
Show all 33 comps
The Edison - Hot Tub | Shuffleboard | Arcade Game | Firepit
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $27,283ADR $297Occ ≈ 25%—
The Lst Shepherd - Game Nights, Hot Tub Soaks & Outdoor Fireside TV
Vacation home · 3 bd · 3 ba · sleeps 7 · 0.6 mi
Revenue $36,949ADR $225Occ ≈ 45%—
Eagles Landing - Blue Ridge, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room, and Voll
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $57,757ADR $326Occ ≈ 49%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pick's Riverside Retreat Retreat on the Toccoa Cabin | 3 bd · 2 ba · sleeps 7 | $51,842 | $342 | 42% | 4.5★ (79) | 0.6 mi | AirbnbVrbo |
Cabin w/ Breathtaking Views in Aska Adventure Area Cabin | 3 bd · 2 ba · sleeps 2 | $17,572 | $140 | 34% | — | 0.6 mi | AirbnbVrbo |
Rivermac on the Toccoa River House | 3 bd · 3 ba · sleeps 6 | $69,828 | $383 | 50% | 5★ (238) | 0.6 mi | AirbnbVrbo |
The Edison - Hot Tub | Shuffleboard | Arcade Game | Firepit Vacation home | 3 bd · 3 ba · sleeps 8 | $27,283 | $297 | 25% | — | 0.6 mi | Booking |
Water's Edge Vacation home | 3 bd · 3 ba · sleeps 8 | $68,577 | $369 | 51% | — | 0.6 mi | Booking |
Eagles Landing - Blue Ridge GA Cabin | 3 bd · 3 ba · sleeps 8 | $37,080 | $258 | 39% | 5★ (5) | 0.6 mi | AirbnbVrbo |
Yogi's Escape | $179 Off Your Stay! Cabin | 3 bd · 2 ba · sleeps 6 | $44,700 | $295 | 42% | 4.9★ (45) | 0.6 mi | AirbnbVrboBooking |
Serenity Lodge on the Creek- Pet Friendly, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $46,174 | $341 | 37% | 3.8★ (7) | 0.6 mi | AirbnbVrbo |
Water's Edge- Pets OK, Creekfront, HotTub, Firepit Cabin | 3 bd · 3 ba · sleeps 8 | $67,545 | $390 | 47% | 4.9★ (18) | 0.6 mi | AirbnbVrbo |
Piece of Paradise~Hot Tub~Pool Table~2 King Master Cabin | 3 bd · 3 ba · sleeps 10 | $36,703 | $243 | 41% | 4.8★ (121) | 0.6 mi | AirbnbVrbo |
Toccoa Riverfront Cabin•2 Decks & Firepit•Sleeps 8 Cabin | 3 bd · 2.5 ba · sleeps 8 | $33,939 | $302 | 31% | 5★ (47) | 0.6 mi | AirbnbVrbo |
Riverside Hideaway | $229 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $82,045 | $410 | 55% | 4.8★ (112) | 0.6 mi | AirbnbVrboBooking |
Aska Pines- Pets OK, HotTub, Firepit, Air Hockey Cabin | 3 bd · 3 ba · sleeps 6 | $60,002 | $349 | 47% | 4.5★ (11) | 0.6 mi | AirbnbVrboBooking |
Steps from the water, sleeps 10, Pet-friendly Cabin | 3 bd · 2.5 ba · sleeps 10 | $78,817 | $354 | 61% | 5★ (132) | 0.6 mi | AirbnbVrbo |
The Lst Shepherd - Game Nights, Hot Tub Soaks & Outdoor Fireside TV Vacation home | 3 bd · 3 ba · sleeps 7 | $36,949 | $225 | 45% | — | 0.6 mi | Booking |
Hot Tub & Game Room: Blue Ridge Getaway Cabin | 3 bd · 3 ba · sleeps 8 | $32,112 | $228 | 39% | 4.8★ (34) | 0.6 mi | AirbnbVrboBooking |
Hiker’s Dream in sought after Aska Adventure Area Cabin | 3 bd · 2 ba · sleeps 6 | $42,142 | $209 | 55% | 5★ (13) | 0.7 mi | AirbnbVrbo |
Eagles Landing - Blue Ridge, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room, and Voll Vacation home | 3 bd · 3 ba · sleeps 8 | $57,757 | $326 | 49% | — | 0.7 mi | Booking |
The Lost Shepherd - Soothing Soaks & Scenic Vistas Cabin | 3 bd · 3 ba · sleeps 7 | $50,720 | $310 | 45% | 4.8★ (18) | 0.7 mi | AirbnbVrbo |
A Starry Night - Relax in rustic luxury! Cabin | 3 bd · 3 ba · sleeps 6 | $90,956 | $376 | 66% | 5★ (25) | 0.7 mi | AirbnbVrboBooking |
Rivers D Lite - Blue Ridge GA Cabin | 3 bd · 2.5 ba · sleeps 6 | $94,319 | $363 | 71% | 4.9★ (8) | 0.7 mi | AirbnbVrbo |
At the End of the Road. Toccoa River Front Cabin | 3 bd · 2 ba · sleeps 8 | $57,285 | $339 | 46% | 4.9★ (101) | 0.7 mi | AirbnbVrbo |
Rivers D Lite - Beautiful Toccoa River Front Cabin in Heart of Aska Adventure Cabin | 3 bd · 2 ba · sleeps 6 | $101,082 | $450 | 62% | 5★ (1) | 0.7 mi | VrboBooking |
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
$55,589
NOI
$29,964
Cash flow /mo
$78
Cash needed
$149,710
Cash-on-cash
0.6%
ROE (yr 1)
11.6%
Cap rate
6.7%
DSCR
1.03
Year-1 write-off
$130,443
Year-1 tax shield @ 32%
$41,742
Year-1 return on equity
- Cash flow (annual)$930
- Principal paydown$2,938
- Appreciation at%$13,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,118
- Platform fees (3% of revenue)$1,668
- Maintenance / capex (5% of revenue)$2,779
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,078
- Insurance (STR-rated)$4,782
Cash needed to close
- Down payment (25%)$112,250
- Closing costs (4.0%)$17,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,742
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
$402,000
Short-life (5/15-yr)
$110,000 · 27%
Year-1 deduction
$130,000
Year-1 tax shield @ 32%
$42,000
Land 11% (county tax record, market value split) · building $292,000 over 39 years · new furniture $20,000
Based on: 1,876 sq ft, built 1988, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $81,000 in year 1 (15% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.51 allocation
- $8,100
Kitchen countertopsdefault
$8,100 new × 40% good × 2.51 allocation
- $3,300
Decorative trimdefault
$3,300 new × 40% good × 2.51 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.51 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.51 allocation
- $4,800
Window coverings (19)default
$4,800 new × 40% good × 2.51 allocation
- $3,000
Carpet, vinyl & laminate (25% of floors)listing
$3,000 new × 40% good × 2.51 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 2.51 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.51 allocation
- $7,000
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.51 allocation
- $9,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.51 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.51 allocation
- $10,800
Landscaping (typical)default
$8,600 new × 50% good × 2.51 allocation
- $2,300
Patiosdefault
$1,900 new × 50% good × 2.51 allocation
- $26,500
Decks & porches (attached)listing
$21,100 new × 50% good × 2.51 allocation
- $204,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,500 new × 40% good × 2.51 allocation
- $21,200
Building plumbing & fixturesdefault
$21,100 new × 40% good × 2.51 allocation
- $21,100
Building electrical & lightingdefault
$21,100 new × 40% good × 2.51 allocation
- $21,200
HVACdefault
$21,100 new × 40% good × 2.51 allocation
- $9,100
Hardwood & tile floorsdefault
$9,100 new × 40% good × 2.51 allocation
- $15,000
Septic systemlisting
$12,000 new × 50% good × 2.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,600 | $50,900 | $900 | $130,400 |
| 2 | $0 | $0 | $7,500 | $7,500 |
| 3 | $0 | $0 | $7,500 | $7,500 |
| 4 | $0 | $0 | $7,500 | $7,500 |
| 5 | $0 | $0 | $7,500 | $7,500 |
| 6+ | $0 | $0 | $260,900 | $260,900 |
| Total | $78,600 | $50,900 | $291,700 | $421,200 |
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.