Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

78 Long View Ln

Blue Ridge, GA 30513

$949,900

4 bd · 3.5 ba · Listed 24d ago

View on Realtor.com →

Negative cash flow

Year built

2015

Sqft

—

Lot sqft

89,298

HOA / mo

None

Furnished

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)

$34,446$56,584$81,773

MTN Views|2 Outdoor Fireplace|Hot Tub|5 min to DT
Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi
Revenue $24,078ADR $443Occ ≈ 15%5★ (11)
Airbnb Vrbo
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)
Airbnb Vrbo
1 Mile from Downtown ~Sleeps 10 ~hot tub fire pit~
Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $64,640ADR $326Occ ≈ 54%5★ (56)
Airbnb Vrbo
4 Dancing Bears|Mtn Views+Hot Tub+ Design
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.2 mi
Revenue $113,005ADR $576Occ ≈ 54%5★ (113)
Airbnb Vrbo Booking
Blue Heron Lookout | Sauna | Hot Tub | Sleeps 15
House · 4 bd · 3.5 ba · sleeps 15 · 0.3 mi
Revenue $84,734ADR $629Occ ≈ 37%4.8★ (21)
Airbnb Vrbo
BUDDHA BLUE RIDGE TREES is a BRAND NEW custom 4/4 Close to town Find your ZEN...
House · 4 bd · 4 ba · sleeps 8 · 0.4 mi
Revenue $33,904ADR $480Occ ≈ 19%5★ (92)
Vrbo
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)
Airbnb Vrbo
Lookout Lodge
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.4 mi
Revenue $87,697ADR $607Occ ≈ 40%3.6★ (3)
Airbnb Vrbo Booking
Modern-Spacious-Cozy, Blue Ridge Cabin w/ Hot Tub!
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.4 mi
Revenue $14,172ADR $367Occ ≈ 11%4.8★ (38)
Airbnb
Luxe Chalet, Speakeasy, Hot Tub, 5 min to town
House · 4 bd · 4 ba · sleeps 10 · 0.4 mi
Revenue $1,655ADR $331Occ ≈ 1%—
Airbnb

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	Airbnb Vrbo
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 Vrbo
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	Airbnb Vrbo
4 Dancing Bears\|Mtn Views+Hot Tub+ Design Cabin	4 bd · 3.5 ba · sleeps 8	$113,005	$576	54%	5★ (113)	0.2 mi	Airbnb Vrbo Booking
Blue Heron Lookout \| Sauna \| Hot Tub \| Sleeps 15 House	4 bd · 3.5 ba · sleeps 15	$84,734	$629	37%	4.8★ (21)	0.3 mi	Airbnb Vrbo
BUDDHA BLUE RIDGE TREES is a BRAND NEW custom 4/4 Close to town Find your ZEN... House	4 bd · 4 ba · sleeps 8	$33,904	$480	19%	5★ (92)	0.4 mi	Vrbo
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 Vrbo
Lookout Lodge Cabin	4 bd · 3.5 ba · sleeps 12	$87,697	$607	40%	3.6★ (3)	0.4 mi	Airbnb Vrbo Booking
Modern-Spacious-Cozy, Blue Ridge Cabin w/ Hot Tub! Cabin	4 bd · 3.5 ba · sleeps 8	$14,172	$367	11%	4.8★ (38)	0.4 mi	Airbnb
Luxe Chalet, Speakeasy, Hot Tub, 5 min to town House	4 bd · 4 ba · sleeps 10	$1,655	$331	1%	—	0.4 mi	Airbnb

Show all 19 comps

Alpine Ridge - Mountain Views, Hot Tub, Fireplace
Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $83,401ADR $489Occ ≈ 47%5★ (28)
Airbnb Vrbo Booking
A Touch of Whimsy
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.5 mi
Revenue $80,145ADR $430Occ ≈ 51%—
Booking
5 Mins to Downtown Blue Ridge, Game Room, Large
Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $31,367ADR $280Occ ≈ 31%4.8★ (12)
Airbnb Vrbo Booking
Blue Jay Cabin - Mountain Tops Community
Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $56,584ADR $357Occ ≈ 43%4.8★ (53)
Airbnb Vrbo Booking
Blue Ridge Tree House
Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $38,714ADR $247Occ ≈ 43%4.9★ (229)
Airbnb Vrbo
Seasonal view, 8 min BR, hot tub, pool table, pit
Cabin · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $34,987ADR $343Occ ≈ 28%5★ (94)
Airbnb Vrbo
Falling Leaf - Blue Ridge, GA
Cabin · 4 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $49,628ADR $347Occ ≈ 39%4.9★ (35)
Airbnb Vrbo Booking
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)
Vrbo
Seven's Heaven | $250 Off Your Stay!
Cabin · 4 bd · 3.5 ba · sleeps 14 · 0.7 mi
Revenue $90,157ADR $585Occ ≈ 42%4.8★ (120)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Alpine Ridge - Mountain Views, Hot Tub, Fireplace Cabin	4 bd · 3 ba · sleeps 10	$83,401	$489	47%	5★ (28)	0.5 mi	Airbnb Vrbo Booking
A Touch of Whimsy Vacation home	4 bd · 4 ba · sleeps 10	$80,145	$430	51%	—	0.5 mi	Booking
5 Mins to Downtown Blue Ridge, Game Room, Large Cabin	4 bd · 3 ba · sleeps 8	$31,367	$280	31%	4.8★ (12)	0.5 mi	Airbnb Vrbo Booking
Blue Jay Cabin - Mountain Tops Community Cabin	4 bd · 3 ba · sleeps 10	$56,584	$357	43%	4.8★ (53)	0.5 mi	Airbnb Vrbo Booking
Blue Ridge Tree House Cabin	4 bd · 3 ba · sleeps 8	$38,714	$247	43%	4.9★ (229)	0.5 mi	Airbnb Vrbo
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	Airbnb Vrbo
Falling Leaf - Blue Ridge, GA Cabin	4 bd · 2.5 ba · sleeps 8	$49,628	$347	39%	4.9★ (35)	0.6 mi	Airbnb Vrbo Booking
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	Vrbo
Seven's Heaven \| $250 Off Your Stay! Cabin	4 bd · 3.5 ba · sleeps 14	$90,157	$585	42%	4.8★ (120)	0.7 mi	Airbnb Vrbo Booking

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

Financing

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$65,606

NOI

$31,979

Cash flow /mo

-$2,454

Cash needed

$298,471

Cash-on-cash

-9.9%

ROE (yr 1)

1.8%

Cap rate

3.4%

DSCR

0.52

Year-1 write-off

$154,628

Year-1 tax shield @ 32%

$49,481

Year-1 return on equity

Cash flow (annual)-$29,445
Principal paydown$6,216
Appreciation at%$28,497

ROE1.8%

ROE incl. year-1 tax savings (32% bracket, STR loophole)18.3%

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).

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.

5-year property$97,100

Kitchen cabinetsdefault
$11,100 new × 56% good × 2.14 allocation
$13,300
Kitchen countertops (stone)listing
$11,300 new × 56% good × 2.14 allocation
$13,600
Decorative trimdefault
$4,200 new × 56% good × 2.14 allocation
$5,000
Mirrorsdefault
$500 new × 40% good × 2.14 allocation
$400
Shelvingdefault
$1,500 new × 56% good × 2.14 allocation
$1,800
Window coverings (24)default
$6,000 new × 40% good × 2.14 allocation
$5,100
Carpet, vinyl & laminate (40% of floors)listing
$6,200 new × 40% good × 2.14 allocation
$5,300
Kitchen & laundry equipment plumbingdefault
$8,600 new × 78% good × 2.14 allocation
$14,400
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 78% good × 2.14 allocation
$8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.14 allocation
$6,600
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$55,600

Paving: driveway & walks (paved)default
$10,200 new × 56% good × 2.14 allocation
$12,200
Landscaping (typical)default
$9,800 new × 56% good × 2.14 allocation
$11,700
Patiosdefault
$2,400 new × 56% good × 2.14 allocation
$2,800
Decks & porches (attached)listing
$27,000 new × 50% good × 2.14 allocation
$28,900

Building, 39-year$600,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 82% good × 2.14 allocation
$454,900
Building plumbing & fixturesdefault
$27,000 new × 78% good × 2.14 allocation
$45,100
Building electrical & lightingdefault
$27,700 new × 78% good × 2.14 allocation
$46,200
HVACdefault
$27,000 new × 45% good × 2.14 allocation
$26,000
Hardwood & tile floorsdefault
$9,300 new × 56% good × 2.14 allocation
$11,100
Fireplacelisting
$2,600 new × 56% good × 2.14 allocation
$3,200
Septic systemlisting
$12,000 new × 56% good × 2.14 allocation
$14,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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: 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.