144 Point of View Rd
Blue Ridge, GA 30513
$840,000
4 bd · 3.5 ba · 2,665 sqft · Listed 24d ago
View on Realtor.com →Year built
2006
Sqft
2,665
Lot sqft
76,230
HOA / mo
$54
Furnished
No
List date
2026-09-03T15:10:22.000000Z
Revenue
Annual revenue
$68,134
ADR
$314
Occupancy
59%
Cleaning fees (12 mo)
$10,351
Confidence
Med (58.69), 24 comps
Comp revenue range (p25 / median / p75)
Barkada Cabin Blue Ridge, GA
Vacation home · 4 bd · 4 ba · sleeps 8 · 0.2 mi
Revenue $105,601ADR $555Occ ≈ 52%5★ (1)
Mountain Solace
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.3 mi
Revenue $57,629ADR $331Occ ≈ 48%—
Spacious Family Mountain View Retreat Pet Friendly
Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $65,951ADR $380Occ ≈ 48%5★ (38)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Leaf Peeper Point -Mtn View, Hot Tub, Game Room Cabin | 4 bd · 3.5 ba · sleeps 10 | $57,174 | $362 | 43% | 4★ (1) | 95 ft | AirbnbVrbo |
NEW! LUX Cabin | Views | HotTub | GameRm | Firepit Cabin | 4 bd · 3.5 ba · sleeps 10 | $80,332 | $359 | 61% | 5★ (46) | 108 ft | AirbnbBooking |
Southern Komfort Cabin | 4 bd · 3.5 ba · sleeps 8 | $67,722 | $494 | 38% | 5★ (1) | 282 ft | AirbnbBooking |
Spectacular views, 3 King beds, XL Kitchen! Cabin | 4 bd · 3.5 ba · sleeps 10 | $88,004 | $488 | 49% | 5★ (97) | 335 ft | AirbnbVrbo |
Log Cabin w/Hot Tub, Firepit, Arcade, Games & More Cabin | 4 bd · 3 ba · sleeps 10 | $26,269 | $298 | 24% | 4.8★ (273) | 0.2 mi | AirbnbVrbo |
Insane Views, Hot Tub,Game Room! Cabin | 4 bd · 3 ba · sleeps 10 | $104,967 | $394 | 73% | 5★ (83) | 0.2 mi | AirbnbVrboBooking |
Barkada Cabin Blue Ridge, GA Vacation home | 4 bd · 4 ba · sleeps 8 | $105,601 | $555 | 52% | 5★ (1) | 0.2 mi | Booking |
Mountain Solace Vacation home | 4 bd · 3 ba · sleeps 9 | $57,629 | $331 | 48% | — | 0.3 mi | Booking |
Spacious Family Mountain View Retreat Pet Friendly Cabin | 4 bd · 3 ba · sleeps 10 | $65,951 | $380 | 48% | 5★ (38) | 0.3 mi | Airbnb |
Modern Luxury | Theater | Hot Tub | Views | Peace Cabin | 4 bd · 3.5 ba · sleeps 10 | $94,715 | $394 | 66% | 5★ (120) | 0.3 mi | AirbnbVrbo |
Show all 25 comps
Black Bear Bell
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $27,218ADR $10,525Occ ≈ 1%5★ (17)
BuckBear Ridge
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $36,591ADR $375Occ ≈ 27%5★ (22)
Black Bear Falls
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $77,253ADR $365Occ ≈ 58%—
Overlook Retreat w/ stunning Mountain Views
Cabin · 4 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $40,401ADR $177Occ ≈ 63%5★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge 4BR | 2 King Suites | Hot Tub | Views Cabin | 4 bd · 3.5 ba · sleeps 12 | $71,146 | $317 | 61% | 4.9★ (349) | 0.4 mi | AirbnbVrboBooking |
Black Bear Bell Cabin | 4 bd · 3.5 ba · sleeps 12 | $27,218 | $10,525 | 1% | 5★ (17) | 0.5 mi | Airbnb |
Shade Tree Lodge, Dog Friendly, Blue Ridge, Ga Cabin | 4 bd · 3 ba · sleeps 8 | $42,946 | $324 | 36% | 5★ (94) | 0.6 mi | AirbnbVrbo |
Bella Vista | Blue Ridge, GA Cabin | 4 bd · 4 ba · sleeps 8 | $105,188 | $542 | 53% | 4.8★ (16) | 0.6 mi | AirbnbVrbo |
BuckBear Ridge Cabin | 4 bd · 3.5 ba · sleeps 12 | $36,591 | $375 | 27% | 5★ (22) | 0.6 mi | Airbnb |
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 | $44,767 | $247 | 50% | 4.6★ (31) | 0.6 mi | VrboBooking |
Black Bear Falls Vacation home | 4 bd · 3 ba · sleeps 10 | $77,253 | $365 | 58% | — | 0.6 mi | Booking |
Overlook Retreat w/ stunning Mountain Views Cabin | 4 bd · 3 ba · sleeps 8 | $40,401 | $177 | 63% | 5★ (42) | 0.6 mi | Airbnb |
4BR/3BA | Hot Tub | Pool Table | Views | Pets ok Cabin | 4 bd · 3 ba · sleeps 8 | $47,624 | $307 | 43% | 4.7★ (117) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge Retreat - Sauna - Hot Tub - Firepit House | 4 bd · 4 ba · sleeps 14 | $36,162 | $563 | 18% | 4.8★ (12) | 0.6 mi | AirbnbVrboBooking |
Black Bear Falls - Big Views and Minutes from Town Cabin | 4 bd · 3 ba · sleeps 10 | $77,902 | $400 | 53% | 5★ (22) | 0.7 mi | AirbnbVrbo |
Catch-a-Dream Retreat-Luxury Mountain Cabin! Cabin | 4 bd · 3.5 ba · sleeps 12 | $62,109 | $514 | 33% | 5★ (48) | 0.7 mi | AirbnbVrboBooking |
Blue Ridge Mountain Retreat · Minutes to Downtown House | 4 bd · 3.5 ba · sleeps 8 | $17,062 | $317 | 15% | 5★ (1) | 0.7 mi | AirbnbVrbo |
15% off Fall Bookings! (Sept, Oct, Nov) Cabin | 4 bd · 3.5 ba · sleeps 8 | $63,158 | $336 | 51% | 5★ (4) | 0.7 mi | AirbnbVrbo |
Mountain Cabin | Paved Roads, WiFi, Near Downtown! Cabin | 4 bd · 4 ba · sleeps 12 | $48,872 | $520 | 26% | 5★ (89) | 0.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$68,134
NOI
$32,753
Cash flow /mo
-$1,797
Cash needed
$272,600
Cash-on-cash
-7.9%
ROE (yr 1)
3.4%
Cap rate
3.9%
DSCR
0.60
Year-1 write-off
$168,902
Year-1 tax shield @ 32%
$54,049
Year-1 return on equity
- Cash flow (annual)-$21,564
- Principal paydown$5,497
- Appreciation at%$25,200
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,627
- Platform fees (3% of revenue)$2,044
- Maintenance / capex (5% of revenue)$3,407
- Utilities & supplies$4,200
- HOA$648
- Property tax$2,509
- Insurance (STR-rated)$8,946
Cash needed to close
- Down payment (25%)$210,000
- Closing costs (4.0%)$33,600
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$54,049
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
$722,000
Short-life (5/15-yr)
$138,000 · 19%
Year-1 deduction
$169,000
Year-1 tax shield @ 32%
$54,000
Land 14% (county tax record, market value split) · building $583,000 over 39 years · new furniture $29,000
Based on: 2,665 sq ft, built 2006, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $109,000 in year 1 (11% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$11,600 new × 40% good × 2.30 allocation
- $8,800
Kitchen countertopsdefault
$9,500 new × 40% good × 2.30 allocation
- $4,300
Decorative trimdefault
$4,700 new × 40% good × 2.30 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.30 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.30 allocation
- $6,200
Window coverings (27)default
$6,800 new × 40% good × 2.30 allocation
- $3,900
Carpet, vinyl & laminate (25% of floors)listing
$4,300 new × 40% good × 2.30 allocation
- $12,500
Kitchen & laundry equipment plumbingdefault
$9,100 new × 60% good × 2.30 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 60% good × 2.30 allocation
- $5,400
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.30 allocation
- $8,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.30 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,300
Paving: driveway & walks (paved)default
$10,700 new × 50% good × 2.30 allocation
- $11,800
Landscaping (typical)default
$10,300 new × 50% good × 2.30 allocation
- $3,000
Patiosdefault
$2,600 new × 50% good × 2.30 allocation
- $34,500
Decks & porches (attached)listing
$30,000 new × 50% good × 2.30 allocation
- $6,900
Fencinglisting
$6,000 new × 50% good × 2.30 allocation
- $443,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$289,200 new × 67% good × 2.30 allocation
- $41,400
Building plumbing & fixturesdefault
$30,000 new × 60% good × 2.30 allocation
- $42,900
Building electrical & lightingdefault
$31,100 new × 60% good × 2.30 allocation
- $27,600
HVACdefault
$30,000 new × 40% good × 2.30 allocation
- $11,800
Hardwood & tile floorsdefault
$12,900 new × 40% good × 2.30 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.30 allocation
- $13,800
Septic systemlisting
$12,000 new × 50% good × 2.30 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $98,500 | $68,600 | $1,900 | $168,900 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $521,800 | $521,800 |
| Total | $98,500 | $68,600 | $583,500 | $750,500 |
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.