145 Rocky Top Rd
Blue Ridge, GA 30513
$525,000
3 bd · 2 ba · Listed 5d ago
View on Realtor.com →Year built
1978
Sqft
—
Lot sqft
20,038
HOA / mo
$0
Furnished
No
List date
2026-09-22T17:49:34.000000Z
Revenue
Annual revenue
$44,921
ADR
$255
Occupancy
48%
Cleaning fees (12 mo)
$9,789
Confidence
Low (46.68), 32 comps
Comp revenue range (p25 / median / p75)
Best Blue Ridge Location: Cozy Cabin w/ Hot Tub, Fire Pit & Games
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $45,909ADR $292Occ ≈ 43%4.9★ (30)
Not Your Average Bear!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $38,862ADR $205Occ ≈ 52%5★ (43)
Private Retreat | Hot Tub • Views • Screened Decks
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $10,628ADR $272Occ ≈ 11%5★ (7)
NEW! Toccoa River | Hot Tub, Game Rm, Pets, Views
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $26,026ADR $229Occ ≈ 31%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Toccoa Mist - Aska Adventure Area Cabin | 3 bd · 2 ba · sleeps 6 | $41,709 | $244 | 47% | 4.4★ (42) | 89 ft | AirbnbVrboBooking |
Best Blue Ridge Location: Cozy Cabin w/ Hot Tub, Fire Pit & Games Cabin | 3 bd · 3 ba · sleeps 8 | $45,909 | $292 | 43% | 4.9★ (30) | 0.1 mi | Vrbo |
Rushing River Lodge Toccoa Fishing Tubing Trails Cabin | 3 bd · 2 ba · sleeps 8 | $60,384 | $346 | 48% | 4.9★ (90) | 0.1 mi | AirbnbVrbo |
Modern | Firepit | HotTub | GameRoom | A+ Location Cabin | 3 bd · 3 ba · sleeps 8 | $47,628 | $306 | 43% | 4.9★ (110) | 0.2 mi | AirbnbVrboBooking |
Aska Retreat - Pet Friendly, Hot Tub, Foosball Cabin | 3 bd · 3 ba · sleeps 8 | $34,463 | $364 | 26% | 4.8★ (20) | 0.2 mi | AirbnbVrboBooking |
Not Your Average Bear w/ Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $13,092 | $344 | 10% | 4★ (1) | 0.3 mi | AirbnbVrboBooking |
Not Your Average Bear! Cabin | 3 bd · 3 ba · sleeps 6 | $38,862 | $205 | 52% | 5★ (43) | 0.3 mi | Airbnb |
River Lodge on the Upper Toccoa River Cabin | 3 bd · 2 ba · sleeps 8 | $35,935 | $340 | 29% | 5★ (78) | 0.3 mi | AirbnbVrbo |
Private Retreat | Hot Tub • Views • Screened Decks Cabin | 3 bd · 3 ba · sleeps 10 | $10,628 | $272 | 11% | 5★ (7) | 0.3 mi | Airbnb |
NEW! Toccoa River | Hot Tub, Game Rm, Pets, Views Cabin | 3 bd · 3 ba · sleeps 10 | $26,026 | $229 | 31% | 5★ (25) | 0.3 mi | Airbnb |
Show all 32 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Wilderness Way- Hot Tub, OD Living, Master on Main Cabin | 3 bd · 3 ba · sleeps 8 | $22,376 | $301 | 20% | 4.8★ (5) | 0.3 mi | AirbnbVrboBooking |
 'Long Pine Ridge' Cabin w/ Luxury Amenities! Cabin | 3 bd · 3 ba · sleeps 8 | $38,878 | $369 | 29% | 4.7★ (43) | 0.3 mi | AirbnbVrboBooking |
 Sunset Ridge- Screened Deck, Hot Tub, Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $13,320 | $309 | 12% | 5★ (17) | 0.3 mi | AirbnbVrboBooking |
 Blue Ridge | Spring Break | Pet Friendly | Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $39,070 | $312 | 34% | 4.9★ (43) | 0.4 mi | AirbnbVrbo |
 Toccoa River's Hemlock Hideaway Cabin | 3 bd · 2 ba · sleeps 6 | $47,436 | $281 | 46% | 4.9★ (49) | 0.4 mi | AirbnbVrbo |
 Family Time Cabin - Games, S’mores & Scenic Soaks Cabin | 3 bd · 3 ba · sleeps 8 | $41,564 | $294 | 39% | 4.8★ (8) | 0.4 mi | AirbnbVrboBooking |
 Mountain View w/ Hot Tub, Games&Fire Pit&Starlink Cabin | 3 bd · 3 ba · sleeps 10 | $40,935 | $224 | 50% | 5★ (80) | 0.4 mi | AirbnbVrbo |
 ❤ of Aska Adventure! MTN VIEWS/HOT TUB/WIFI/PETS Cabin | 3 bd · 3 ba · sleeps 12 | $53,233 | $338 | 43% | 4.9★ (134) | 0.5 mi | AirbnbVrbo |
 3BR Cabin Near Toccoa River | Heart of Aska! Cabin | 3 bd · 3 ba · sleeps 10 | $13,268 | $227 | 16% | 5★ (7) | 0.5 mi | AirbnbVrbo |
 Bearfoot Bend Cabin in Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $27,938 | $274 | 28% | 4.4★ (40) | 0.5 mi | AirbnbVrboBooking |
 Alta Vista Views Game Room Pet Friendly Cabin | 3 bd · 3 ba · sleeps 8 | $43,086 | $254 | 46% | 5★ (88) | 0.5 mi | AirbnbVrbo |
 5 min to Aska Adventure area! Hot Tub + Fireplace Cabin | 3 bd · 3 ba · sleeps 7 | $9,769 | $203 | 13% | 5★ (7) | 0.5 mi | AirbnbVrbo |
 Aska Cabin | Fall Mtn Views, Hot Tub & Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $65,877 | $308 | 59% | 5★ (133) | 0.5 mi | AirbnbVrbo |
 At the End of the Road. Toccoa River Front Cabin | 3 bd · 2 ba · sleeps 8 | $57,285 | $339 | 46% | 4.9★ (101) | 0.6 mi | AirbnbVrbo |
 Blue Ridge Retreat Near Toccoa River + Hot Tub Cabin | 3 bd · 2.5 ba · sleeps 8 | $7,322 | $317 | 6% | 5★ (44) | 0.6 mi | AirbnbVrbo |
 Aska Pines- Pets OK, HotTub, Firepit, Air Hockey Cabin | 3 bd · 3 ba · sleeps 6 | $60,002 | $349 | 47% | 4.5★ (11) | 0.6 mi | AirbnbVrboBooking |
 Waldhaus- Great Deal! View, Pet Friendly, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $66,325 | $297 | 61% | 5★ (53) | 0.7 mi | AirbnbVrbo |
 Breath of Heaven Cabin | 3 bd · 3 ba · sleeps 10 | $66,847 | $482 | 38% | 4.9★ (82) | 0.7 mi | AirbnbVrbo |
 Piece of Paradise~Hot Tub~Pool Table~2 King Master Cabin | 3 bd · 3 ba · sleeps 10 | $36,703 | $243 | 41% | 4.8★ (121) | 0.7 mi | AirbnbVrbo |
 Reset Ridge - Mountain view, hot tub, fire pit Cabin | 3 bd · 3 ba · sleeps 8 | $102,090 | $367 | 76% | 5★ (65) | 0.7 mi | AirbnbVrbo |
 Riverside Hideaway | $229 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $82,045 | $410 | 55% | 4.8★ (112) | 0.7 mi | AirbnbVrboBooking |
 Steps from the water, sleeps 10, Pet-friendly Cabin | 3 bd · 2.5 ba · sleeps 10 | $78,817 | $354 | 61% | 5★ (132) | 0.8 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$44,921
NOI
$21,530
Cash flow /mo
-$1,035
Cash needed
$171,750
Cash-on-cash
-7.2%
ROE (yr 1)
3.9%
Cap rate
4.1%
DSCR
0.63
Year-1 write-off
$153,263
Year-1 tax shield @ 32%
$49,044
Year-1 return on equity
- Cash flow (annual)-$12,419
- Principal paydown$3,436
- Appreciation at%$15,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,984
- Platform fees (3% of revenue)$1,348
- Maintenance / capex (5% of revenue)$2,246
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,022
- Insurance (STR-rated)$5,591
Cash needed to close
- Down payment (25%)$131,250
- Closing costs (4.0%)$21,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,044
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
$463,000
Short-life (5/15-yr)
$133,000 · 29%
Year-1 deduction
$153,000
Year-1 tax shield @ 32%
$49,000
Land 12% (county tax record, market value split) · building $330,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 1978, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $95,000 in year 1 (16% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,300
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.83 allocation
- $11,500
Kitchen countertops (stone)listing
$10,200 new × 40% good × 2.83 allocation
- $3,800
Decorative trimdefault
$3,300 new × 40% good × 2.83 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.83 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.83 allocation
- $5,400
Window coverings (19)default
$4,800 new × 40% good × 2.83 allocation
- $9,200
Carpet, vinyl & laminate (67% of floors)listing
$8,200 new × 40% good × 2.83 allocation
- $8,800
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.83 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.83 allocation
- $4,400
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 40% good × 2.83 allocation
- $10,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.83 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.83 allocation
- $6,100
Landscaping (minimal)listing
$4,300 new × 50% good × 2.83 allocation
- $12,100
Patioslisting
$8,600 new × 50% good × 2.83 allocation
- $30,200
Decks & porches (attached)listing
$21,400 new × 50% good × 2.83 allocation
- $233,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 40% good × 2.83 allocation
- $24,200
Building plumbing & fixturesdefault
$21,400 new × 40% good × 2.83 allocation
- $24,100
Building electrical & lightingdefault
$21,400 new × 40% good × 2.83 allocation
- $24,200
HVACdefault
$21,400 new × 40% good × 2.83 allocation
- $4,600
Hardwood & tile floorsdefault
$4,100 new × 40% good × 2.83 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.83 allocation
- $17,000
Septic systemlisting
$12,000 new × 50% good × 2.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,000 | $61,200 | $1,100 | $153,300 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $295,200 | $295,200 |
| Total | $91,000 | $61,200 | $330,100 | $482,300 |
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.