145 River Bend Ln
Blue Ridge, GA 30513
$567,500
5 bd · 3 ba · 3,574 sqft · Listed 1d ago
View on Realtor.com →Year built
1972
Sqft
3,574
Lot sqft
41,818
HOA / mo
$0
Furnished
No
List date
2026-11-12T21:37:43.000000Z
Revenue
Annual revenue
$21,406
ADR
$323
Occupancy
18%
Cleaning fees (12 mo)
$4,663
Confidence
Low (21.61), 8 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $16,425
Neverland Retreat, River Views, Hot tub & Games
Cabin · 5 bd · 3 ba · sleeps 14 · 0.2 mi
Revenue $31,501ADR $300Occ ≈ 29%5★ (1)
Delisted
Copper Top- Hot Tub, MTN Views, Outdoor Fireplace
Cabin · 5 bd · 3 ba · sleeps 12 · 0.4 mi
Revenue $52,695ADR $436Occ ≈ 33%4.8★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Neverland Escape | Riverfront, Hot Tub & Games Cabin | 5 bd · 2.5 ba · sleeps 14 | $16,254 | $424 | 11% | 4.5★ (25) | 108 ft | AirbnbVrbo |
Mystical River Cabin | Themed Rooms & Hot Tub Cabin | 5 bd · 2.5 ba · sleeps 14 | $16,595 | $404 | 11% | 4.6★ (65) | 108 ft | AirbnbVrboBooking |
Neverland Retreat, River Views, Hot tub & Games Cabin | 5 bd · 3 ba · sleeps 14 | $31,501 | $300 | 29% | 5★ (1) | 0.2 mi | Delisted |
Coppertop Vacation home | 5 bd · 3 ba · sleeps 12 | $591 | $473 | 0% | — | 0.4 mi | Booking |
Copper Top- Hot Tub, MTN Views, Outdoor Fireplace Cabin | 5 bd · 3 ba · sleeps 12 | $52,695 | $436 | 33% | 4.8★ (9) | 0.4 mi | Airbnb |
Copper Top -Mtn Views, Hottub, Expansive Decks Cabin | 5 bd · 3 ba · sleeps 12 | $7,221 | $591 | 3% | — | 0.4 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 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium
Est. revenue
$21,406
NOI
$2,879
Cash flow /mo
-$2,842
Cash needed
$191,075
Cash-on-cash
-17.8%
ROE (yr 1)
-7.0%
Cap rate
0.5%
DSCR
0.08
Year-1 write-off
$161,647
Year-1 tax shield @ 32%
$51,727
Year-1 return on equity
- Cash flow (annual)-$34,100
- Principal paydown$3,655
- Appreciation at%$17,025
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)$4,281
- Platform fees (3% of revenue)$642
- Maintenance / capex (5% of revenue)$1,070
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,289
- Insurance (STR-rated)$6,044
Cash needed to close
- Down payment (25%)$141,875
- Closing costs (4.0%)$22,700
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$51,727
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
$557,000
Short-life (5/15-yr)
$135,000 · 24%
Year-1 deduction
$162,000
Year-1 tax shield @ 32%
$52,000
Land 2% (county tax record, market value split) · building $423,000 over 39 years · new furniture $27,000
Based on: 3,574 sq ft, built 1972, 5 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: $98,000 in year 1 (13% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$13,600 new × 40% good × 1.90 allocation
- $8,500
Kitchen countertopsdefault
$11,200 new × 40% good × 1.90 allocation
- $4,800
Decorative trimdefault
$6,300 new × 40% good × 1.90 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.90 allocation
- $1,400
Shelvingdefault
$1,800 new × 40% good × 1.90 allocation
- $6,900
Window coverings (36)default
$9,000 new × 40% good × 1.90 allocation
- $8,100
Kitchen & laundry equipment plumbingdefault
$10,600 new × 40% good × 1.90 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$6,400 new × 40% good × 1.90 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.90 allocation
- $6,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.90 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)default
$12,400 new × 50% good × 1.90 allocation
- $11,400
Landscaping (typical)default
$11,900 new × 50% good × 1.90 allocation
- $15,300
Patioslisting
$16,100 new × 50% good × 1.90 allocation
- $38,300
Decks & porches (attached)listing
$40,200 new × 50% good × 1.90 allocation
- $295,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$388,300 new × 40% good × 1.90 allocation
- $30,700
Building plumbing & fixturesdefault
$40,300 new × 40% good × 1.90 allocation
- $32,400
Building electrical & lightingdefault
$42,600 new × 40% good × 1.90 allocation
- $30,700
HVACdefault
$40,300 new × 40% good × 1.90 allocation
- $17,500
Hardwood & tile floorsdefault
$23,000 new × 40% good × 1.90 allocation
- $4,000
Fireplaces (2)listing
$5,300 new × 40% good × 1.90 allocation
- $11,400
Septic systemlisting
$12,000 new × 50% good × 1.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $84,400 | $76,800 | $500 | $161,600 |
| 2 | $0 | $0 | $10,800 | $10,800 |
| 3 | $0 | $0 | $10,800 | $10,800 |
| 4 | $0 | $0 | $10,800 | $10,800 |
| 5 | $0 | $0 | $10,800 | $10,800 |
| 6+ | $0 | $0 | $378,900 | $378,900 |
| Total | $84,400 | $76,800 | $422,700 | $583,900 |
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.