131 Toccoa Overlook Ln
Blue Ridge, GA 30513
$649,900
3 bd · 3 ba · 2,080 sqft · Listed 1d ago
View on Realtor.com →Year built
2002
Sqft
2,080
Lot sqft
65,340
HOA / mo
$23
Furnished
No
List date
2026-10-14T12:44:22.000000Z
Revenue
Annual revenue
$47,312
ADR
$250
Occupancy
52%
Cleaning fees (12 mo)
$9,734
Confidence
Low (47.76), 33 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $41,425
Not Your Average Bear!
Cabin · 3 bd · 3 ba · sleeps 6 · 387 ft
Revenue $40,062ADR $207Occ ≈ 53%5★ (43)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Not Your Average Bear w/ Hot Tub Cabin
| 3 bd · 3 ba · sleeps 6 | $16,571 | $338 | 13% | 4.5★ (2) | 236 ft | AirbnbVrboBooking |
Not Your Average Bear! Cabin | 3 bd · 3 ba · sleeps 6 | $40,062 | $207 | 53% | 5★ (43) | 387 ft | Delisted |
Modern | Firepit | HotTub | GameRoom | A+ Location Cabin | 3 bd · 3 ba · sleeps 8 | $46,744 | $290 | 44% | 4.9★ (110) | 453 ft | AirbnbBooking |
Private Retreat | Hot Tub • Views • Screened Decks Cabin
| 3 bd · 3 ba · sleeps 10 | $16,872 | $287 | 16% | 5★ (9) | 0.1 mi | AirbnbVrbo |
Hidden Hallow - Mtn View, Dogs OK, Hottub, Firepit Cabin
| 3 bd · 2 ba · sleeps 8 | $16,044 | $397 | 11% | 4★ (2) | 0.1 mi | AirbnbVrbo |
Toccoa Mist - Aska Adventure Area Cabin
| 3 bd · 2 ba · sleeps 6 | $44,443 | $240 | 51% | 4.4★ (42) | 0.2 mi | AirbnbVrboBooking |
Luxury Cabin w/ Stunning Mountain Views & Hot Tub Cabin
| 3 bd · 3.5 ba · sleeps 10 | $90,700 | $371 | 67% | 4.8★ (55) | 0.2 mi | AirbnbVrbo |
Mountain View w/ Hot Tub, Games&Fire Pit&Starlink Cabin
| 3 bd · 3 ba · sleeps 10 | $39,456 | $233 | 46% | 5★ (81) | 0.2 mi | AirbnbVrbo |
Aska Retreat - Pet Friendly, Hot Tub, Foosball Cabin
| 3 bd · 3 ba · sleeps 8 | $37,347 | $372 | 28% | 4.8★ (20) | 0.3 mi | AirbnbVrboBooking |
Alta Vista Views Game Room Pet Friendly Cabin
| 3 bd · 3 ba · sleeps 8 | $43,194 | $253 | 47% | 5★ (89) | 0.3 mi | AirbnbVrbo |
Show 22 more
Best Blue Ridge Location: Cozy Cabin w/ Hot Tub, Fire Pit & Games
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $44,904ADR $286Occ ≈ 43%4.9★ (30)
Delisted
Mins to Toccoa River | Hot Tub, Games, Pets, Views
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $30,970ADR $232Occ ≈ 37%5★ (31)
Blue Ridge | Spring Break | Pet Friendly | Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $43,687ADR $312Occ ≈ 38%4.9★ (43)
Luxury Mountain Escape on Aska ~ NEW Hot Tub, Game Room & Spectacular Views!
House · 3 bd · 4 ba · sleeps 10 · 0.4 mi
Revenue $32,538ADR $349Occ ≈ 26%4.8★ (9)
Delisted
Little Creek Cabin - Game Room with Media Space, Outdoor TV Lounge, Hot Tub + Firepit
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $60,273ADR $257Occ ≈ 64%—
Aska Cabin | Fall Mtn Views, Hot Tub & Game Room
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $62,907ADR $308Occ ≈ 56%5★ (133)
Breath of Heaven
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $72,558ADR $482Occ ≈ 41%4.9★ (82)
Blue Ridge Retreat Near Toccoa River + Hot Tub
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $7,322ADR $317Occ ≈ 6%5★ (44)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Rushing River Lodge Toccoa Fishing Tubing Trails Cabin
| 3 bd · 2 ba · sleeps 8 | $64,246 | $343 | 51% | 4.9★ (93) | 0.3 mi | AirbnbVrbo |
Best Blue Ridge Location: Cozy Cabin w/ Hot Tub, Fire Pit & Games Cabin | 3 bd · 3 ba · sleeps 8 | $44,904 | $286 | 43% | 4.9★ (30) | 0.3 mi | Delisted |
Wilderness Way- Hot Tub, OD Living, Master on Main Cabin
| 3 bd · 3 ba · sleeps 8 | $23,886 | $294 | 22% | 4.8★ (5) | 0.4 mi | AirbnbVrboBooking |
Mins to Toccoa River | Hot Tub, Games, Pets, Views Cabin
| 3 bd · 3 ba · sleeps 10 | $30,970 | $232 | 37% | 5★ (31) | 0.4 mi | Airbnb |
'Long Pine Ridge' Cabin w/ Luxury Amenities! Cabin | 3 bd · 3 ba · sleeps 8 | $37,673 | $369 | 28% | 4.7★ (43) | 0.4 mi | AirbnbBooking |
Blue Ridge | Spring Break | Pet Friendly | Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $43,687 | $312 | 38% | 4.9★ (43) | 0.4 mi | Airbnb |
Luxury Mountain Escape on Aska ~ NEW Hot Tub, Game Room & Spectacular Views! House | 3 bd · 4 ba · sleeps 10 | $32,538 | $349 | 26% | 4.8★ (9) | 0.4 mi | Delisted |
Little Creek Cabin - Game Room with Media Space, Outdoor TV Lounge, Hot Tub + Firepit Vacation home | 3 bd · 3 ba · sleeps 10 | $60,273 | $257 | 64% | — | 0.4 mi | Booking |
Sunset Ridge- Screened Deck, Hot Tub, Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $15,514 | $310 | 14% | 5★ (17) | 0.4 mi | AirbnbVrboBooking |
3BR Cabin Near Toccoa River | Heart of Aska! Cabin
| 3 bd · 3 ba · sleeps 10 | $17,750 | $223 | 22% | 5★ (9) | 0.5 mi | AirbnbVrbo |
Family Time Cabin - Games, S’mores & Scenic Soaks Cabin
| 3 bd · 3 ba · sleeps 8 | $42,788 | $291 | 40% | 4.8★ (9) | 0.5 mi | AirbnbVrboBooking |
Little Creek Cabin - Soothing Soaks & Game Nights Cabin
| 3 bd · 3.5 ba · sleeps 10 | $71,845 | $332 | 59% | 5★ (72) | 0.5 mi | AirbnbVrbo |
Bearfoot Bend Cabin in Blue Ridge Cabin
| 3 bd · 3 ba · sleeps 8 | $28,264 | $275 | 28% | 4.4★ (40) | 0.5 mi | AirbnbVrboBooking |
5 min to Aska Adventure area! Hot Tub + Fireplace Cabin
| 3 bd · 3 ba · sleeps 7 | $13,953 | $203 | 19% | 5★ (10) | 0.5 mi | AirbnbVrbo |
Riversong Lodge on the Upper Toccoa River Cabin
| 3 bd · 2 ba · sleeps 8 | $33,357 | $338 | 27% | 5★ (78) | 0.5 mi | AirbnbVrbo |
Aska Cabin | Fall Mtn Views, Hot Tub & Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $62,907 | $308 | 56% | 5★ (133) | 0.5 mi | Airbnb |
Breath of Heaven Cabin | 3 bd · 3 ba · sleeps 10 | $72,558 | $482 | 41% | 4.9★ (82) | 0.5 mi | Airbnb |
Toccoa River's Hemlock Hideaway Cabin
| 3 bd · 2 ba · sleeps 6 | $47,604 | $281 | 46% | 4.9★ (51) | 0.6 mi | AirbnbVrbo |
Reset Ridge - Mountain view, hot tub, fire pit Cabin
| 3 bd · 3 ba · sleeps 8 | $101,826 | $366 | 76% | 5★ (68) | 0.6 mi | AirbnbVrbo |
Blue Ridge Retreat Near Toccoa River + Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $7,322 | $317 | 6% | 5★ (44) | 0.6 mi | Airbnb |
Waldhaus- Great Deal! View, Pet Friendly, Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $67,996 | $299 | 62% | 5★ (53) | 0.6 mi | AirbnbVrbo |
Mountain View Peaceful 12 Acres Cabin
| 3 bd · 2.5 ba · sleeps 8 | $62,970 | $313 | 55% | 5★ (171) | 0.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$47,312
NOI
$21,317
Cash flow /mo
-$1,851
Cash needed
$207,971
Cash-on-cash
-10.7%
ROE (yr 1)
0.6%
Cap rate
3.3%
DSCR
0.49
Year-1 write-off
$147,975
Year-1 tax shield @ 32%
$47,352
Year-1 return on equity
- Cash flow (annual)-$22,215
- Principal paydown$3,952
- Appreciation at%$19,497
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)$9,462
- Platform fees (3% of revenue)$1,419
- Maintenance / capex (5% of revenue)$2,366
- Utilities & supplies$4,200
- HOA$276
- Property tax$1,350
- Insurance (STR-rated)$6,921
Cash needed to close
- Down payment (25%)$162,475
- Closing costs (4.0%)$25,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,352
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
$601,000
Short-life (5/15-yr)
$128,000 · 21%
Year-1 deduction
$148,000
Year-1 tax shield @ 32%
$47,000
Land 8% (county tax record, market value split) · building $473,000 over 39 years · new furniture $20,000
Based on: 2,080 sq ft, built 2002, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $92,000 in year 1 (12% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,800
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.61 allocation
- $8,900
Kitchen countertopsdefault
$8,500 new × 40% good × 2.61 allocation
- $3,800
Decorative trimdefault
$3,600 new × 40% good × 2.61 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.61 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.61 allocation
- $5,500
Window coverings (21)default
$5,300 new × 40% good × 2.61 allocation
- $4,700
Carpet, vinyl & laminate (33% of floors)listing
$4,500 new × 40% good × 2.61 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$8,100 new × 52% good × 2.61 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 52% good × 2.61 allocation
- $8,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.61 allocation
- $9,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.61 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,400
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.61 allocation
- $11,900
Landscaping (typical)default
$9,100 new × 50% good × 2.61 allocation
- $2,700
Patiosdefault
$2,100 new × 50% good × 2.61 allocation
- $30,600
Decks & porches (attached)listing
$23,400 new × 50% good × 2.61 allocation
- $354,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$225,600 new × 60% good × 2.61 allocation
- $31,800
Building plumbing & fixturesdefault
$23,400 new × 52% good × 2.61 allocation
- $32,100
Building electrical & lightingdefault
$23,600 new × 52% good × 2.61 allocation
- $24,500
HVACdefault
$23,400 new × 40% good × 2.61 allocation
- $9,300
Hardwood & tile floorsdefault
$8,900 new × 40% good × 2.61 allocation
- $5,500
Fireplaces (2)listing
$5,300 new × 40% good × 2.61 allocation
- $15,700
Septic systemlisting
$12,000 new × 50% good × 2.61 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $89,900 | $57,500 | $500 | $148,000 |
| 2 | $0 | $0 | $12,100 | $12,100 |
| 3 | $0 | $0 | $12,100 | $12,100 |
| 4 | $0 | $0 | $12,100 | $12,100 |
| 5 | $0 | $0 | $12,100 | $12,100 |
| 6+ | $0 | $0 | $424,000 | $424,000 |
| Total | $89,900 | $57,500 | $473,000 | $620,400 |
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.