78 Long View Ln
Blue Ridge, GA 30513
$949,900
4 bd · 3.5 ba · Listed 70d ago
View on Realtor.com →Year built
2015
Sqft
—
Lot sqft
89,298
HOA / mo
None
Furnished
No
List date
2026-09-03T19:15:52.000000Z
Revenue
Annual revenue
$65,606
ADR
$383
Occupancy
47%
Cleaning fees (12 mo)
$10,871
Confidence
Low (46.45), 19 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $57,964
A Cut Above | Luxury Cabin Rental in Blue Ridge, G
House · 4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue $76,688ADR $543Occ ≈ 39%4.9★ (63)
Mountain View Home w Hot Tub and NEW Game/TV Room
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.4 mi
Revenue $57,964ADR $632Occ ≈ 25%5★ (94)
Luxe Chalet, Speakeasy, Hot Tub, 5 min to town
House · 4 bd · 4 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $1,655ADR $331Occ ≈ 1%—
A Touch of Whimsy
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.5 mi
Revenue $80,145ADR $430Occ ≈ 51%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
MTN Views|2 Outdoor Fireplace|Hot Tub|5 min to DT Cabin
| 4 bd · 4 ba · sleeps 10 | $24,078 | $443 | 15% | 5★ (11) | 0.1 mi | AirbnbVrbo |
A Cut Above | Luxury Cabin Rental in Blue Ridge, G House | 4 bd · 4 ba · sleeps 10 | $76,688 | $543 | 39% | 4.9★ (63) | 0.1 mi | Airbnb |
1 Mile from Downtown ~Sleeps 10 ~hot tub fire pit~ Cabin
| 4 bd · 3 ba · sleeps 10 | $64,640 | $326 | 54% | 5★ (56) | 0.2 mi | AirbnbVrbo |
Mountain View Home w Hot Tub and NEW Game/TV Room Cabin | 4 bd · 3.5 ba · sleeps 12 | $57,964 | $632 | 25% | 5★ (94) | 0.4 mi | Airbnb |
Lookout Lodge Cabin | 4 bd · 3.5 ba · sleeps 12 | $87,697 | $607 | 40% | 3.6★ (3) | 0.4 mi | AirbnbBooking |
Luxe Chalet, Speakeasy, Hot Tub, 5 min to town House
| 4 bd · 4 ba · sleeps 10 | $1,655 | $331 | 1% | — | 0.4 mi | Airbnb |
Alpine Ridge - Mountain Views, Hot Tub, Fireplace Cabin
| 4 bd · 3 ba · sleeps 10 | $83,401 | $489 | 47% | 5★ (28) | 0.5 mi | AirbnbVrboBooking |
A Touch of Whimsy Vacation home | 4 bd · 4 ba · sleeps 10 | $80,145 | $430 | 51% | — | 0.5 mi | Booking |
Blue Jay Cabin - Mountain Tops Community Cabin
| 4 bd · 3 ba · sleeps 10 | $56,584 | $357 | 43% | 4.8★ (53) | 0.5 mi | AirbnbVrboBooking |
Seasonal view, 8 min BR, hot tub, pool table, pit Cabin
| 4 bd · 3 ba · sleeps 12 | $34,987 | $343 | 28% | 5★ (94) | 0.6 mi | AirbnbVrbo |
Show 1 more
Amazing Grace Luxury Lodge-Incredible views on 4 acres, 4 Bd, Game Room, Hot Tub
House · 4 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $36,439ADR $450Occ ≈ 22%5★ (198)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Amazing Grace Luxury Lodge-Incredible views on 4 acres, 4 Bd, Game Room, Hot Tub House | 4 bd · 4 ba · sleeps 12 | $36,439 | $450 | 22% | 5★ (198) | 0.7 mi | Delisted |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$65,606
NOI
$31,979
Cash flow /mo
-$2,528
Cash needed
$298,471
Cash-on-cash
-10.2%
ROE (yr 1)
1.4%
Cap rate
3.4%
DSCR
0.51
Year-1 write-off
$154,628
Year-1 tax shield @ 32%
$49,481
Year-1 return on equity
- Cash flow (annual)-$30,335
- Principal paydown$6,034
- Appreciation at%$28,497
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)$13,121
- Platform fees (3% of revenue)$1,968
- Maintenance / capex (5% of revenue)$3,280
- Utilities & supplies$4,200
- HOA$0
- Property tax$941
- Insurance (STR-rated)$10,116
Cash needed to close
- Down payment (25%)$237,475
- Closing costs (4.0%)$37,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,481
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
$731,000
Short-life (5/15-yr)
$130,000 · 18%
Year-1 deduction
$155,000
Year-1 tax shield @ 32%
$49,000
Land 23% (county tax record, market value split) · building $601,000 over 39 years · new furniture $23,000
Based on: ~2,400 sq ft (from beds), built 2015, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $92,000 in year 1 (9% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,300
Kitchen cabinetsdefault
$11,100 new × 56% good × 2.14 allocation
- $13,600
Kitchen countertops (stone)listing
$11,300 new × 56% good × 2.14 allocation
- $5,000
Decorative trimdefault
$4,200 new × 56% good × 2.14 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.14 allocation
- $1,800
Shelvingdefault
$1,500 new × 56% good × 2.14 allocation
- $5,100
Window coverings (24)default
$6,000 new × 40% good × 2.14 allocation
- $5,300
Carpet, vinyl & laminate (40% of floors)listing
$6,200 new × 40% good × 2.14 allocation
- $14,400
Kitchen & laundry equipment plumbingdefault
$8,600 new × 78% good × 2.14 allocation
- $8,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 78% good × 2.14 allocation
- $6,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.14 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $12,200
Paving: driveway & walks (paved)default
$10,200 new × 56% good × 2.14 allocation
- $11,700
Landscaping (typical)default
$9,800 new × 56% good × 2.14 allocation
- $2,800
Patiosdefault
$2,400 new × 56% good × 2.14 allocation
- $28,900
Decks & porches (attached)listing
$27,000 new × 50% good × 2.14 allocation
- $454,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 82% good × 2.14 allocation
- $45,100
Building plumbing & fixturesdefault
$27,000 new × 78% good × 2.14 allocation
- $46,200
Building electrical & lightingdefault
$27,700 new × 78% good × 2.14 allocation
- $26,000
HVACdefault
$27,000 new × 45% good × 2.14 allocation
- $11,100
Hardwood & tile floorsdefault
$9,300 new × 56% good × 2.14 allocation
- $3,200
Fireplacelisting
$2,600 new × 56% good × 2.14 allocation
- $14,400
Septic systemlisting
$12,000 new × 56% good × 2.14 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $97,100 | $55,600 | $1,900 | $154,600 |
| 2 | $0 | $0 | $15,400 | $15,400 |
| 3 | $0 | $0 | $15,400 | $15,400 |
| 4 | $0 | $0 | $15,400 | $15,400 |
| 5 | $0 | $0 | $15,400 | $15,400 |
| 6+ | $0 | $0 | $537,400 | $537,400 |
| Total | $97,100 | $55,600 | $600,900 | $753,600 |
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.