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929 Overlook Rd

929 Overlook Rd

Blue Ridge, GA 30513

$1,000,000

4 bd · 3 ba · 2,280 sqft · Listed 1d ago

View on Realtor.com →

Year built

2006

Sqft

2,280

Lot sqft

84,071

HOA / mo

$54

Furnished

No

List date

2026-10-16T19:03:30.000000Z

Revenue

Annual revenue

$65,862

ADR

$330

Occupancy

55%

Cleaning fees (12 mo)

$10,578

Confidence

Med (56.62), 27 comps

Comp revenue range (p25 / median / p75)

$41,457$64,393$77,222

Median revenue of shown comps: $66,428

  • Log Cabin w/Hot Tub, Firepit, Arcade, Games & More

    Cabin · 4 bd · 3 ba · sleeps 10 · 318 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $27,624ADR $307Occ ≈ 25%4.8★ (273)

    AirbnbVrbo

  • Leaf Peeper Point -Mtn View, Hot Tub, Game Room

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 453 ft

    Revenue $60,063ADR $362Occ ≈ 45%4★ (1)

    Airbnb

  • NEW! LUX Cabin | Views | HotTub | GameRm | Firepit

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 486 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $86,758ADR $355Occ ≈ 67%5★ (49)

    AirbnbBooking

  • Insane Views, Hot Tub,Game Room!

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $97,338ADR $402Occ ≈ 66%5★ (86)

    AirbnbVrboBooking

  • Unbeatable Long Range views, 3 King beds, Hot tub!

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +7

    Revenue $83,694ADR $495Occ ≈ 46%5★ (98)

    AirbnbVrbo

  • Mountain Solace

    Vacation home · 4 bd · 3 ba · sleeps 9 · 0.3 mi

    Revenue $67,675ADR $354Occ ≈ 52%—

    Booking

  • 3 Levels - Mountain view retreat close to downtown

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $63,458ADR $397Occ ≈ 44%5★ (44)

    Airbnb

  • Modern Luxury | Theater | Hot Tub | Views | Peace

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi

    Revenue $98,264ADR $396Occ ≈ 68%5★ (126)

    Airbnb

  • Blue Ridge 4BR | 2 King Suites | Hot Tub | Views

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $75,032ADR $317Occ ≈ 65%5★ (352)

    AirbnbVrboBooking

  • Black Bear Bell

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi

    Revenue $27,218ADR $10,525Occ ≈ 1%5★ (17)

    Delisted

Show 7 more

  • The Retreat is pet-friendly with 3 King beds, Hot Tub, Fire-pit, pool table and minutes from downtown Blue Ridge

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $42,986ADR $249Occ ≈ 47%4.6★ (31)

    VrboBooking

  • Black Bear Falls

    Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $79,908ADR $383Occ ≈ 57%—

    Booking

  • BuckBear Ridge

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $39,277ADR $375Occ ≈ 29%5★ (23)

    Airbnb

  • Black Bear Falls - Big Views and Minutes from Town

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $76,326ADR $398Occ ≈ 53%5★ (23)

    AirbnbVrbo

  • Cardinal and Bear Lodge

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $66,428ADR $327Occ ≈ 56%5★ (89)

    AirbnbVrbo

  • Mountain Cabin | Paved Roads, WiFi, Near Downtown!

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +6

    Revenue $53,044ADR $505Occ ≈ 29%5★ (89)

    AirbnbVrboBooking

  • Catch-a-Dream Retreat-Luxury Mountain Cabin!

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $66,205ADR $510Occ ≈ 36%5★ (50)

    AirbnbVrboBooking

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
Management

Est. revenue

$65,862

NOI

$30,897

Cash flow /mo

$2,575

Cash needed

$1,063,000

Cash-on-cash (all cash)

2.9%

ROE (yr 1)

5.7%

Cap rate

3.1%

DSCR

—

Year-1 write-off

$193,820

Year-1 tax shield @ 32%

$62,022

Year-1 return on equity

  • Cash flow (annual)$30,897
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$30,000
ROE5.7%

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)$13,172
  • Platform fees (3% of revenue)$1,976
  • Maintenance / capex (5% of revenue)$3,293
  • Utilities & supplies$4,200
  • HOA$648
  • Property tax$1,026
  • Insurance (STR-rated)$10,650

Cash needed to close

  • Purchase price (all cash)$1,000,000
  • Closing costs (4.0%)$40,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$62,022

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

$860,000

Short-life (5/15-yr)

$170,000 · 20%

Year-1 deduction

$194,000

Year-1 tax shield @ 32%

$62,000

Land 14% (county tax record, market value split) · building $690,000 over 39 years · new furniture $23,000

Based on: 2,280 sq ft, built 2006, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $122,000 in year 1 (11% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$106,300

  • Kitchen cabinetsdefault

    $10,800 new × 40% good × 3.14 allocation

    $13,500

  • Kitchen countertopsdefault

    $8,800 new × 40% good × 3.14 allocation

    $11,100

  • Decorative trimdefault

    $4,000 new × 40% good × 3.14 allocation

    $5,000

  • Mirrorsdefault

    $500 new × 40% good × 3.14 allocation

    $600

  • Shelvingdefault

    $1,500 new × 40% good × 3.14 allocation

    $1,900

  • Window coverings (23)default

    $5,800 new × 40% good × 3.14 allocation

    $7,200

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 60% good × 3.14 allocation

    $15,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 60% good × 3.14 allocation

    $9,600

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

    $5,900 new × 40% good × 3.14 allocation

    $7,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.14 allocation

    $11,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$86,700

  • Paving: driveway & walks (paved)default

    $9,900 new × 50% good × 3.14 allocation

    $15,500

  • Landscaping (typical)default

    $9,500 new × 50% good × 3.14 allocation

    $14,900

  • Patioslisting

    $10,300 new × 50% good × 3.14 allocation

    $16,100

  • Decks & porches (attached)listing

    $25,700 new × 50% good × 3.14 allocation

    $40,200
Building, 39-year$690,300

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

    $247,200 new × 67% good × 3.14 allocation

    $516,700

  • Building plumbing & fixturesdefault

    $25,700 new × 60% good × 3.14 allocation

    $48,300

  • Building electrical & lightingdefault

    $26,200 new × 60% good × 3.14 allocation

    $49,200

  • HVACdefault

    $25,700 new × 40% good × 3.14 allocation

    $32,200

  • Hardwood & tile floorsdefault

    $14,700 new × 40% good × 3.14 allocation

    $18,400

  • Fireplaces (2)listing

    $5,300 new × 40% good × 3.14 allocation

    $6,600

  • Septic systemlisting

    $12,000 new × 50% good × 3.14 allocation

    $18,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$106,300$86,700$700$193,800
2$0$0$17,700$17,700
3$0$0$17,700$17,700
4$0$0$17,700$17,700
5$0$0$17,700$17,700
6+$0$0$618,700$618,700
Total$106,300$86,700$690,300$883,400

The building's share of the price ($860,000) is 3.1x our depreciated replacement cost of the home ($274,000). 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: 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.