517 Ridge Rd
Blue Ridge, GA 30513
$700,000
3 bd · 2.5 ba · 1,296 sqft · Listed 5d ago
View on Realtor.com →Year built
1988
Sqft
1,296
Lot sqft
137,650
HOA / mo
None
Furnished
Yes
List date
2026-09-22T16:15:55.000000Z
Revenue
Annual revenue
$34,546
ADR
$332
Occupancy
29%
Cleaning fees (12 mo)
$5,947
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
Family ties Beautiful cabins
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.4 mi
Revenue $32,777ADR $264Occ ≈ 34%—
Fisherman's dream! Log Cabin on the Toccoa River
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $31,137ADR $280Occ ≈ 30%5★ (74)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Toccoa River Overlook Cabin • Hot Tub & Fire Pit Cabin | 3 bd · 3.5 ba · sleeps 12 | $36,212 | $409 | 24% | 5★ (91) | 338 ft | AirbnbVrbo |
Family ties Beautiful cabins Cabin | 3 bd · 2.5 ba · sleeps 10 | $32,777 | $264 | 34% | — | 0.4 mi | Vrbo |
Fisherman's dream! Log Cabin on the Toccoa River Cabin | 3 bd · 2 ba · sleeps 6 | $31,137 | $280 | 30% | 5★ (74) | 0.7 mi | Airbnb |
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
$34,546
NOI
$11,053
Cash flow /mo
-$2,851
Cash needed
$203,000
Cash-on-cash
-16.9%
ROE (yr 1)
-4.3%
Cap rate
1.6%
DSCR
0.24
Year-1 write-off
$134,013
Year-1 tax shield @ 32%
$42,884
Year-1 return on equity
- Cash flow (annual)-$34,212
- Principal paydown$4,581
- Appreciation at%$21,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,909
- Platform fees (3% of revenue)$1,036
- Maintenance / capex (5% of revenue)$1,727
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,165
- Insurance (STR-rated)$7,455
Cash needed to close
- Down payment (25%)$175,000
- Closing costs (4.0%)$28,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,884
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
$433,000
Short-life (5/15-yr)
$133,000 · 31%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 39% (county tax record, market value split) · building $300,000 over 39 years
Based on: 1,296 sq ft, built 1988, 3 bd / 2.5 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $78,000 in year 1 (18% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,400
Kitchen cabinetsdefault
$8,600 new × 40% good × 3.58 allocation
- $12,700
Kitchen countertops (stone)listing
$8,800 new × 40% good × 3.58 allocation
- $3,300
Decorative trimdefault
$2,300 new × 40% good × 3.58 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.58 allocation
- $1,700
Shelvingdefault
$1,200 new × 40% good × 3.58 allocation
- $4,700
Window coverings (13)default
$3,300 new × 40% good × 3.58 allocation
- $9,600
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 3.58 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 3.58 allocation
- $11,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.58 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,400
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 3.58 allocation
- $12,900
Landscaping (typical)default
$7,200 new × 50% good × 3.58 allocation
- $2,300
Patiosdefault
$1,300 new × 50% good × 3.58 allocation
- $26,100
Decks & porches (attached)listing
$14,600 new × 50% good × 3.58 allocation
- $9,000
Gazebo / pergolalisting
$5,000 new × 50% good × 3.58 allocation
- $200,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$140,100 new × 40% good × 3.58 allocation
- $20,800
Building plumbing & fixturesdefault
$14,500 new × 40% good × 3.58 allocation
- $19,600
Building electrical & lightingdefault
$13,700 new × 40% good × 3.58 allocation
- $20,900
HVACdefault
$14,600 new × 40% good × 3.58 allocation
- $12,000
Hardwood & tile floorsdefault
$8,300 new × 40% good × 3.58 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.58 allocation
- $21,500
Septic systemlisting
$12,000 new × 50% good × 3.58 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,400 | $63,600 | $1,000 | $134,000 |
| 2 | $0 | $0 | $7,700 | $7,700 |
| 3 | $0 | $0 | $7,700 | $7,700 |
| 4 | $0 | $0 | $7,700 | $7,700 |
| 5 | $0 | $0 | $7,700 | $7,700 |
| 6+ | $0 | $0 | $267,800 | $267,800 |
| Total | $69,400 | $63,600 | $299,500 | $432,600 |
The building's share of the price ($425,000) is 3.6x our depreciated replacement cost of the home ($119,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.