43 Dogwood Riverside Dr
Blue Ridge, GA 30513
$1,200,000
3 bd · 2.5 ba · 1,260 sqft · Listed 1d ago
View on Realtor.com →Year built
2022
Sqft
1,260
Lot sqft
15,682
HOA / mo
$0
Furnished
No
List date
2026-10-22T18:43:47.000000Z
Revenue
Annual revenue
$56,137
ADR
$260
Occupancy
59%
Cleaning fees (12 mo)
$11,368
Confidence
Low (38.12), 18 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $53,401
Bear in the Woods Blue Ridge~Cabin~ Recharge!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $14,176ADR $176Occ ≈ 22%4.9★ (66)
On river/fire pit/10acres/secluded/boat parking
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $44,971ADR $272Occ ≈ 45%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear in the Woods Blue Ridge~Cabin~ Recharge! Cabin
| 3 bd · 2 ba · sleeps 6 | $14,176 | $176 | 22% | 4.9★ (66) | 0.1 mi | Airbnb |
Catching Fireflies Cabin: Family Getaway | Hot Tub Cabin
| 3 bd · 3 ba · sleeps 6 | $57,287 | $217 | 72% | 5★ (174) | 0.2 mi | AirbnbVrbo |
Creekside Bend - Blue Ridge Ga-Fightingtown Creek Cabin
| 3 bd · 3.5 ba · sleeps 8 | $78,914 | $433 | 50% | 5★ (16) | 0.2 mi | AirbnbVrboBooking |
Cottage in the Woods Retreat Cabin
| 3 bd · 3 ba · sleeps 7 | $23,297 | $235 | 27% | 4.9★ (99) | 0.2 mi | AirbnbVrboBooking |
Blue Ridge Creekfront Hot Tub Fishing and Tubing Cabin
| 3 bd · 3 ba · sleeps 8 | $60,333 | $317 | 52% | 5★ (21) | 0.2 mi | AirbnbVrbo |
200ft Fightingtown Creek Frnt/Hot Tub/Arcd House
| 3 bd · 2 ba · sleeps 7 | $129,001 | $411 | 86% | 5★ (152) | 0.3 mi | AirbnbVrboBooking |
On river/fire pit/10acres/secluded/boat parking House | 3 bd · 2 ba · sleeps 8 | $44,971 | $272 | 45% | 5★ (5) | 0.3 mi | Airbnb |
Creekfront Retreat | 3 King Suites • Hot Tub • 10 Cabin
| 3 bd · 3 ba · sleeps 8 | $49,951 | $246 | 56% | 5★ (207) | 0.3 mi | AirbnbVrbo |
Secluded Escape • Fire Pit • Gazebo • Dog Welcome House | 3 bd · 2 ba · sleeps 6 | $26,411 | $239 | 30% | 5★ (1) | 0.3 mi | AirbnbBooking |
K6 Lodge - Creek access, firepit, & hot tub! Cabin
| 3 bd · 3 ba · sleeps 8 | $42,905 | $283 | 42% | 4.7★ (135) | 0.3 mi | AirbnbVrboBooking |
Show 8 more
Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $15,294ADR $183Occ ≈ 23%—
Delisted
Fightingtown Creek Cabin
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Wifi
- Washer
Revenue $16,483ADR $331Occ ≈ 14%—
Birdsong, Blue Ridge Retreat. Quiet cabin on the river. 6 miles from Blue Ridge
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $28,418ADR $206Occ ≈ 38%4.9★ (226)
A Bit of it All! Fireplaces, river view & hot tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $70,784ADR $271Occ ≈ 72%5★ (137)
Creekwood Cabin
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $72,790ADR $408Occ ≈ 49%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Creekside Cabin w/ Hot Tub & Fishing Access Cabin
| 3 bd · 3 ba · sleeps 9 | $56,850 | $329 | 47% | 4.8★ (51) | 0.3 mi | AirbnbVrbo |
Riverside*FencedYd*No Pet Fee*HotTub*10 Mins to DT Cabin
| 3 bd · 3 ba · sleeps 6 | $126,081 | $372 | 93% | 5★ (177) | 0.4 mi | AirbnbVrbo |
Rock N' River- River Access, Master on Main +more! Cabin
| 3 bd · 3 ba · sleeps 9 | $79,186 | $454 | 48% | 4.5★ (13) | 0.4 mi | AirbnbVrboBooking |
Tranquil house on 10 acres in Blue Ridge/ boat and tv parking/ fire pit House | 3 bd · 2 ba · sleeps 8 | $15,294 | $183 | 23% | — | 0.4 mi | Delisted |
Fightingtown Creek Cabin Cabin
| 3 bd · 2 ba · sleeps 6 | $16,483 | $331 | 14% | — | 0.4 mi | Vrbo |
Birdsong, Blue Ridge Retreat. Quiet cabin on the river. 6 miles from Blue Ridge Cabin
| 3 bd · 3 ba · sleeps 8 | $28,418 | $206 | 38% | 4.9★ (226) | 0.6 mi | Vrbo |
A Bit of it All! Fireplaces, river view & hot tub Cabin
| 3 bd · 3 ba · sleeps 8 | $70,784 | $271 | 72% | 5★ (137) | 0.7 mi | Airbnb |
Creekwood Cabin Vacation home | 3 bd · 2 ba · sleeps 6 | $72,790 | $408 | 49% | — | 0.7 mi | 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
Est. revenue
$56,137
NOI
$21,921
Cash flow /mo
$1,827
Cash needed
$1,273,500
Cash-on-cash (all cash)
1.7%
ROE (yr 1)
4.5%
Cap rate
1.8%
DSCR
—
Year-1 write-off
$293,822
Year-1 tax shield @ 32%
$94,023
Year-1 return on equity
- Cash flow (annual)$21,921
- Principal paydown (n/a, cash)$0
- Appreciation at%$36,000
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)$11,227
- Platform fees (3% of revenue)$1,684
- Maintenance / capex (5% of revenue)$2,807
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,518
- Insurance (STR-rated)$12,780
Cash needed to close
- Purchase price (all cash)$1,200,000
- Closing costs (4.0%)$48,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$94,023
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
$1,134,000
Short-life (5/15-yr)
$267,000 · 24%
Year-1 deduction
$294,000
Year-1 tax shield @ 32%
$94,000
Land 5% (county tax record, market value split) · building $867,000 over 39 years · new furniture $26,000
Based on: 1,260 sq ft, built 2022, 3 bd / 2.5 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $164,000 in year 1 (12% short-life, $52,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $34,100
Kitchen cabinetsdefault
$8,600 new × 84% good × 4.74 allocation
- $27,900
Kitchen countertopsdefault
$7,000 new × 84% good × 4.74 allocation
- $8,800
Decorative trimdefault
$2,200 new × 84% good × 4.74 allocation
- $900
Mirrorsdefault
$300 new × 67% good × 4.74 allocation
- $4,800
Shelvingdefault
$1,200 new × 84% good × 4.74 allocation
- $9,300
Window coverings (13)default
$3,300 new × 60% good × 4.74 allocation
- $29,100
Kitchen & laundry equipment plumbingdefault
$6,700 new × 92% good × 4.74 allocation
- $17,600
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 92% good × 4.74 allocation
- $18,700
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 67% good × 4.74 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $29,300
Paving: driveway & walks (paved)default
$7,400 new × 84% good × 4.74 allocation
- $28,200
Landscaping (typical)default
$7,100 new × 84% good × 4.74 allocation
- $5,000
Patiosdefault
$1,200 new × 84% good × 4.74 allocation
- $53,800
Decks & porches (attached)listing
$14,200 new × 80% good × 4.74 allocation
- $602,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$136,200 new × 93% good × 4.74 allocation
- $61,700
Building plumbing & fixturesdefault
$14,100 new × 92% good × 4.74 allocation
- $57,800
Building electrical & lightingdefault
$13,200 new × 92% good × 4.74 allocation
- $53,900
HVACdefault
$14,200 new × 80% good × 4.74 allocation
- $32,300
Hardwood & tile floorsdefault
$8,100 new × 84% good × 4.74 allocation
- $10,500
Fireplacelisting
$2,600 new × 84% good × 4.74 allocation
- $47,800
Septic systemlisting
$12,000 new × 84% good × 4.74 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $176,600 | $116,300 | $900 | $293,800 |
| 2 | $0 | $0 | $22,200 | $22,200 |
| 3 | $0 | $0 | $22,200 | $22,200 |
| 4 | $0 | $0 | $22,200 | $22,200 |
| 5 | $0 | $0 | $22,200 | $22,200 |
| 6+ | $0 | $0 | $777,000 | $777,000 |
| Total | $176,600 | $116,300 | $866,900 | $1,159,800 |
The building's share of the price ($1,134,000) is 4.7x our depreciated replacement cost of the home ($239,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.