16 Toccoa Ridge Rd
Mineral Bluff, GA 30559
$549,000
3 bd · 3 ba · 2,480 sqft · Listed 1d ago
View on Realtor.com →Year built
2002
Sqft
2,480
Lot sqft
60,113
HOA / mo
None
Furnished
Yes
List date
2026-11-01T14:05:02.000000Z
Revenue
Annual revenue
$44,060
ADR
$248
Occupancy
49%
Cleaning fees (12 mo)
$7,064
Confidence
Low (35.06), 20 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,516
Waterfront cabin w/ private dock & hot tub, wood-burning fireplace, & swing
Cabin · 3 bd · 2 ba · sleeps 9 · 0.1 mi
Revenue $48,065ADR $234Occ ≈ 56%4.6★ (73)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Waterfront cabin w/ private dock & hot tub, wood-burning fireplace, & swing Cabin | 3 bd · 2 ba · sleeps 9 | $48,065 | $234 | 56% | 4.6★ (73) | 0.1 mi | Vrbo |
The River Cabin Stay Cabin | 3 bd · 2 ba · sleeps 9 | $20,625 | $206 | 27% | 4.5★ (140) | 0.1 mi | AirbnbVrboBooking |
Lux Blue Ridge Cabin | Hot tub | Swing | PingPong! Cabin | 3 bd · 2.5 ba · sleeps 8 | $89,333 | $322 | 76% | 5★ (77) | 0.2 mi | AirbnbVrboBooking |
Toccoa Riverfront Retreat Hot tub-Fireplace-Fish House | 3 bd · 2 ba · sleeps 8 | $72,989 | $407 | 49% | 4.9★ (161) | 0.3 mi | AirbnbVrbo |
Toccoa River Getaway - River Front, Ga/Minimum Cabin | 3 bd · 3 ba · sleeps 6 | $33,192 | $391 | 23% | 4.3★ (85) | 0.4 mi | AirbnbVrbo |
Blue Ridge Trout Fishing-Private Dock-Toccoa-Pets Cabin | 3 bd · 2.5 ba · sleeps 9 | $54,858 | $345 | 44% | 4.9★ (72) | 0.4 mi | AirbnbVrboBooking |
Toccoa Hillside Retreat -STR055860 Cabin | 3 bd · 3 ba · sleeps 8 | $29,172 | $291 | 27% | 5★ (33) | 0.5 mi | AirbnbVrbo |
WoodHaven | Private Creekside Cabin w/ Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $36,205 | $279 | 36% | 4.9★ (98) | 0.5 mi | AirbnbVrboBooking |
Private Escape / Downtown Blue Ridge in 15 minutes Cabin | 3 bd · 3 ba · sleeps 8 | $42,333 | $228 | 51% | 5★ (179) | 0.5 mi | AirbnbVrbo |
Waterfront on the Toccoa River *No Hidden Fees* Cabin | 3 bd · 2 ba · sleeps 8 | $37,911 | $302 | 34% | 5★ (115) | 0.5 mi | AirbnbVrbo |
Show 10 more
Toccoa River fly-fishing Cabin
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $44,032ADR $342Occ ≈ 35%5★ (2)
Moonstruck Lodge w/ Mtn View, Hot Tub, Pool Table
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $36,826ADR $203Occ ≈ 50%4.8★ (60)
Ole' Owl Inn | Blue Ridge Fun Family Get Away
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $13,233ADR $285Occ ≈ 13%4.9★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Cabin w/ Hot Tub, Georgia Cabin | 3 bd · 3 ba · sleeps 10 | $13,365 | $263 | 14% | — | 0.5 mi | AirbnbVrbo |
Toccoa River fly-fishing Cabin House | 3 bd · 2 ba · sleeps 6 | $44,032 | $342 | 35% | 5★ (2) | 0.6 mi | Airbnb |
Moonstruck Lodge w/ Mtn View, Hot Tub, Pool Table Cabin | 3 bd · 3 ba · sleeps 8 | $36,826 | $203 | 50% | 4.8★ (60) | 0.6 mi | Airbnb |
Toccoa Fish Trap Cabin | 3 bd · 3 ba · sleeps 6 | $31,417 | $417 | 21% | 4.8★ (204) | 0.6 mi | AirbnbVrboBooking |
Troutmanor - Mountain Escape with River Access House | 3 bd · 3.5 ba · sleeps 8 | $16,884 | $239 | 19% | 4.8★ (25) | 0.6 mi | AirbnbVrboBooking |
Toccoa River Cabin w/ hot tub, theater & fire pit Cabin | 3 bd · 2 ba · sleeps 8 | $79,316 | $339 | 64% | 5★ (30) | 0.6 mi | AirbnbVrbo |
Ole' Owl Inn | Blue Ridge Fun Family Get Away Cabin | 3 bd · 3 ba · sleeps 8 | $13,233 | $285 | 13% | 4.9★ (9) | 0.6 mi | Airbnb |
Trophy Fishing on Toccoa! Hot Tub and Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $11,839 | $477 | 7% | 4.8★ (108) | 0.6 mi | AirbnbVrbo |
Bear Walk, Relax on the Toccoa River House | 3 bd · 3 ba · sleeps 8 | $108,689 | $552 | 54% | 5★ (74) | 0.7 mi | AirbnbVrbo |
Spacious, Fun Cabin Perfect for Family Getaways! Cabin | 3 bd · 2 ba · sleeps 10 | $15,871 | $239 | 18% | 4.8★ (50) | 0.7 mi | AirbnbVrbo |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$44,060
NOI
$19,757
Cash flow /mo
-$1,372
Cash needed
$159,210
Cash-on-cash
-10.3%
ROE (yr 1)
2.2%
Cap rate
3.6%
DSCR
0.55
Year-1 write-off
$89,083
Year-1 tax shield @ 32%
$28,507
Year-1 return on equity
- Cash flow (annual)-$16,464
- Principal paydown$3,446
- Appreciation at%$16,470
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)$8,812
- Platform fees (3% of revenue)$1,322
- Maintenance / capex (5% of revenue)$2,203
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,919
- Insurance (STR-rated)$5,847
Cash needed to close
- Down payment (25%)$137,250
- Closing costs (4.0%)$21,960
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,507
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
$529,000
Short-life (5/15-yr)
$89,000 · 17%
Year-1 deduction
$89,000
Year-1 tax shield @ 32%
$29,000
Land 4% (county tax record, market value split) · building $440,000 over 39 years
Based on: 2,480 sq ft, built 2002, 3 bd / 3 ba, furnished, listing features (hot tub, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $65,000 in year 1 (12% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$11,200 new × 40% good × 2.04 allocation
- $7,500
Kitchen countertopsdefault
$9,200 new × 40% good × 2.04 allocation
- $3,500
Decorative trimdefault
$4,300 new × 40% good × 2.04 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.04 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.04 allocation
- $5,100
Window coverings (25)default
$6,300 new × 40% good × 2.04 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$8,700 new × 52% good × 2.04 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 52% good × 2.04 allocation
- $6,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.04 allocation
- $7,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.04 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $10,500
Paving: driveway & walks (paved)default
$10,300 new × 50% good × 2.04 allocation
- $10,100
Landscaping (typical)default
$9,900 new × 50% good × 2.04 allocation
- $2,500
Patiosdefault
$2,400 new × 50% good × 2.04 allocation
- $2,500
Decks & porches (attached)default
$2,400 new × 50% good × 2.04 allocation
- $329,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$269,300 new × 60% good × 2.04 allocation
- $29,600
Building plumbing & fixturesdefault
$27,900 new × 52% good × 2.04 allocation
- $30,500
Building electrical & lightingdefault
$28,700 new × 52% good × 2.04 allocation
- $22,800
HVACdefault
$27,900 new × 40% good × 2.04 allocation
- $13,000
Hardwood & tile floorsdefault
$16,000 new × 40% good × 2.04 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.04 allocation
- $12,200
Septic systemlisting
$12,000 new × 50% good × 2.04 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,000 | $25,700 | $500 | $89,100 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $394,300 | $394,300 |
| Total | $63,000 | $25,700 | $439,900 | $528,500 |
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: 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.