2634 Mountain Tops Rd
Blue Ridge, GA 30513
$825,000
4 bd · 3.5 ba · 1,482 sqft · Listed 23d ago
View on Realtor.com →Year built
2016
Sqft
1,482
Lot sqft
123,710
HOA / mo
$75
Furnished
No
List date
2026-09-04T13:32:13.000000Z
Revenue
Annual revenue
$68,635
ADR
$339
Occupancy
55%
Cleaning fees (12 mo)
$11,497
Confidence
Med (61.03), 37 comps
Comp revenue range (p25 / median / p75)
Black Bear Falls
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $77,253ADR $365Occ ≈ 58%—
Overlook Retreat w/ stunning Mountain Views
Cabin · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $40,401ADR $177Occ ≈ 63%5★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Mountain Retreat · Minutes to Downtown House | 4 bd · 3.5 ba · sleeps 8 | $17,062 | $317 | 15% | 5★ (1) | 161 ft | AirbnbVrbo |
15% off Fall Bookings! (Sept, Oct, Nov) Cabin | 4 bd · 3.5 ba · sleeps 8 | $63,158 | $336 | 51% | 5★ (4) | 486 ft | AirbnbVrbo |
Mountain Cabin | Paved Roads, WiFi, Near Downtown! Cabin | 4 bd · 4 ba · sleeps 12 | $48,872 | $520 | 26% | 5★ (89) | 0.1 mi | AirbnbVrboBooking |
Shade Tree Lodge, Dog Friendly, Blue Ridge, Ga Cabin | 4 bd · 3 ba · sleeps 8 | $42,946 | $324 | 36% | 5★ (94) | 0.2 mi | AirbnbVrbo |
The Retreat is pet-friendly with 3 King beds, Hot Tub, Fire-pit, pool table and minutes from downtown Blue Ridge Cabin | 4 bd · 3.5 ba · sleeps 10 | $44,767 | $247 | 50% | 4.6★ (31) | 0.3 mi | VrboBooking |
*Blue Fox Den*Retreat~Golf~Views~Arcade~HotTub Cabin | 4 bd · 3 ba · sleeps 11 | $51,095 | $603 | 23% | 5★ (58) | 0.3 mi | AirbnbVrbo |
Blue Fox Den - Putt Putt - Fire Pit - Views Cabin | 4 bd · 3 ba · sleeps 11 | $61,029 | $429 | 39% | 5★ (24) | 0.3 mi | AirbnbVrbo |
Bella Vista | Blue Ridge, GA Cabin | 4 bd · 4 ba · sleeps 8 | $105,188 | $542 | 53% | 4.8★ (16) | 0.3 mi | AirbnbVrbo |
Black Bear Falls Vacation home | 4 bd · 3 ba · sleeps 10 | $77,253 | $365 | 58% | — | 0.3 mi | Booking |
Overlook Retreat w/ stunning Mountain Views Cabin | 4 bd · 3 ba · sleeps 8 | $40,401 | $177 | 63% | 5★ (42) | 0.3 mi | Airbnb |
Show all 38 comps
Black Bear Bell
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $27,218ADR $10,525Occ ≈ 1%5★ (17)
Lux Views | Pickleball, HotTub, 8 min to BR, EVchg
Cabin · 4 bd · 3.5 ba · sleeps 14 · 0.5 mi
Revenue $106,295ADR $595Occ ≈ 49%5★ (31)
Mountain Solace
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.6 mi
Revenue $57,629ADR $331Occ ≈ 48%—
BuckBear Ridge
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $36,591ADR $375Occ ≈ 27%5★ (22)
Spacious Family Mountain View Retreat Pet Friendly
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $65,951ADR $380Occ ≈ 48%5★ (38)
The Elk's Club - Views, Firepit, Hot Tub, Pickle Ball & Game Rm
Cabin · 4 bd · 3.5 ba · sleeps 14 · 0.7 mi
Revenue $69,020ADR $629Occ ≈ 30%5★ (1)
Barkada Cabin Blue Ridge, GA
Vacation home · 4 bd · 4 ba · sleeps 8 · 0.7 mi
Revenue $105,601ADR $555Occ ≈ 52%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Retreat - Sauna - Hot Tub - Firepit House | 4 bd · 4 ba · sleeps 14 | $36,162 | $563 | 18% | 4.8★ (12) | 0.3 mi | AirbnbVrboBooking |
Black Bear Falls - Big Views and Minutes from Town Cabin | 4 bd · 3 ba · sleeps 10 | $77,902 | $400 | 53% | 5★ (22) | 0.4 mi | AirbnbVrbo |
Born In The Rockies - Mtn Views, Hot Tub, Theater Cabin | 4 bd · 3 ba · sleeps 12 | $47,355 | $377 | 34% | 4.8★ (23) | 0.5 mi | AirbnbVrbo |
Premier Location! Stunning Views! Huge Game Room! Cabin | 4 bd · 3 ba · sleeps 8 | $57,359 | $330 | 48% | 5★ (175) | 0.5 mi | AirbnbVrbo |
Black Bear Bell Cabin | 4 bd · 3.5 ba · sleeps 12 | $27,218 | $10,525 | 1% | 5★ (17) | 0.5 mi | Airbnb |
Views, Sauna, Hot Tub, Paved Roads, 2 Masters Cabin | 4 bd · 3.5 ba · sleeps 10 | $70,360 | $361 | 53% | 4.9★ (187) | 0.5 mi | AirbnbVrbo |
Lux Views | Pickleball, HotTub, 8 min to BR, EVchg Cabin | 4 bd · 3.5 ba · sleeps 14 | $106,295 | $595 | 49% | 5★ (31) | 0.5 mi | Airbnb |
Luxury Cabin w/ View, Hot Tub, Game Room, Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $54,043 | $327 | 45% | 4.9★ (25) | 0.5 mi | AirbnbVrbo |
Cardinal and Bear Lodge Cabin | 4 bd · 3 ba · sleeps 10 | $68,794 | $325 | 58% | 5★ (82) | 0.5 mi | AirbnbVrbo |
Luxury Holiday Retreat+Hot Tub+Pool Table+Mtn view Cabin | 4 bd · 3.5 ba · sleeps 10 | $92,416 | $531 | 48% | 5★ (36) | 0.5 mi | AirbnbVrbo |
Breakaway Ridge - Blue Ridge Cabin | 4 bd · 3 ba · sleeps 10 | $121,419 | $688 | 48% | 4.8★ (24) | 0.5 mi | AirbnbVrboBooking |
Mountain Solace Vacation home | 4 bd · 3 ba · sleeps 9 | $57,629 | $331 | 48% | — | 0.6 mi | Booking |
Luxury Mountain Retreat w/ Hot Tub, Views & 6 mins House | 4 bd · 3.5 ba · sleeps 10 | $78,164 | $997 | 21% | 5★ (12) | 0.6 mi | AirbnbVrbo |
Mountain Retreat w/ Hot Tub & Fire Pit Oasis Cabin | 4 bd · 3 ba · sleeps 8 | $49,044 | $296 | 45% | 5★ (23) | 0.6 mi | AirbnbVrbo |
BuckBear Ridge Cabin | 4 bd · 3.5 ba · sleeps 12 | $36,591 | $375 | 27% | 5★ (22) | 0.6 mi | Airbnb |
Spacious Family Mountain View Retreat Pet Friendly Cabin | 4 bd · 3 ba · sleeps 10 | $65,951 | $380 | 48% | 5★ (38) | 0.6 mi | Airbnb |
Spectacular views, 3 King beds, XL Kitchen! Cabin | 4 bd · 3.5 ba · sleeps 10 | $88,004 | $488 | 49% | 5★ (97) | 0.7 mi | AirbnbVrbo |
The Elk's Club - Views, Firepit, Hot Tub, Pickle Ball & Game Rm Cabin | 4 bd · 3.5 ba · sleeps 14 | $69,020 | $629 | 30% | 5★ (1) | 0.7 mi | Vrbo |
Insane Views, Hot Tub,Game Room! Cabin | 4 bd · 3 ba · sleeps 10 | $104,967 | $394 | 73% | 5★ (83) | 0.7 mi | AirbnbVrboBooking |
Log Cabin w/Hot Tub, Firepit, Arcade, Games & More Cabin | 4 bd · 3 ba · sleeps 10 | $26,269 | $298 | 24% | 4.8★ (273) | 0.7 mi | AirbnbVrbo |
Leaf Peeper Point -Mtn View, Hot Tub, Game Room Cabin | 4 bd · 3.5 ba · sleeps 10 | $57,174 | $362 | 43% | 4★ (1) | 0.7 mi | AirbnbVrbo |
NEW! LUX Cabin | Views | HotTub | GameRm | Firepit Cabin | 4 bd · 3.5 ba · sleeps 10 | $80,332 | $359 | 61% | 5★ (46) | 0.7 mi | AirbnbBooking |
Blue Ridge 4BR | 2 King Suites | Hot Tub | Views Cabin | 4 bd · 3.5 ba · sleeps 12 | $71,146 | $317 | 61% | 4.9★ (349) | 0.7 mi | AirbnbVrboBooking |
Modern Luxury | Theater | Hot Tub | Views | Peace Cabin | 4 bd · 3.5 ba · sleeps 10 | $94,715 | $394 | 66% | 5★ (120) | 0.7 mi | AirbnbVrbo |
Southern Komfort Cabin | 4 bd · 3.5 ba · sleeps 8 | $67,722 | $494 | 38% | 5★ (1) | 0.7 mi | AirbnbBooking |
4BR/3BA | Hot Tub | Pool Table | Views | Pets ok Cabin | 4 bd · 3 ba · sleeps 8 | $47,624 | $307 | 43% | 4.7★ (117) | 0.7 mi | AirbnbVrboBooking |
Pony Ghost Trail - A cabin and view to remember Cabin | 4 bd · 4.5 ba · sleeps 12 | $110,403 | $433 | 70% | 5★ (113) | 0.7 mi | AirbnbVrbo |
Barkada Cabin Blue Ridge, GA Vacation home | 4 bd · 4 ba · sleeps 8 | $105,601 | $555 | 52% | 5★ (1) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$68,635
NOI
$33,648
Cash flow /mo
-$1,642
Cash needed
$262,250
Cash-on-cash
-7.5%
ROE (yr 1)
4.0%
Cap rate
4.1%
DSCR
0.63
Year-1 write-off
$191,836
Year-1 tax shield @ 32%
$61,387
Year-1 return on equity
- Cash flow (annual)-$19,700
- Principal paydown$5,399
- Appreciation at%$24,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,727
- Platform fees (3% of revenue)$2,059
- Maintenance / capex (5% of revenue)$3,432
- Utilities & supplies$4,200
- HOA$900
- Property tax$1,883
- Insurance (STR-rated)$8,786
Cash needed to close
- Down payment (25%)$206,250
- Closing costs (4.0%)$33,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$61,387
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
$736,000
Short-life (5/15-yr)
$167,000 · 23%
Year-1 deduction
$192,000
Year-1 tax shield @ 32%
$61,000
Land 11% (county tax record, market value split) · building $569,000 over 39 years · new furniture $23,000
Based on: 1,482 sq ft, built 2016, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, stone counters, flooring types, appliance list).
IRS-guide safe-harbor floor: $121,000 in year 1 (13% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,500
Kitchen cabinetsdefault
$9,000 new × 60% good × 3.22 allocation
- $17,900
Kitchen countertops (stone)listing
$9,300 new × 60% good × 3.22 allocation
- $5,000
Decorative trimdefault
$2,600 new × 60% good × 3.22 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.22 allocation
- $2,900
Shelvingdefault
$1,500 new × 60% good × 3.22 allocation
- $4,800
Window coverings (15)default
$3,800 new × 40% good × 3.22 allocation
- $18,100
Kitchen & laundry equipment plumbingdefault
$7,000 new × 80% good × 3.22 allocation
- $11,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 80% good × 3.22 allocation
- $7,600
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 3.22 allocation
- $11,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.22 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $15,400
Paving: driveway & walks (paved)listing
$8,000 new × 60% good × 3.22 allocation
- $14,800
Landscaping (typical)default
$7,700 new × 60% good × 3.22 allocation
- $12,900
Patioslisting
$6,700 new × 60% good × 3.22 allocation
- $26,900
Decks & porches (attached)listing
$16,700 new × 50% good × 3.22 allocation
- $429,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$160,000 new × 83% good × 3.22 allocation
- $42,900
Building plumbing & fixturesdefault
$16,600 new × 80% good × 3.22 allocation
- $41,400
Building electrical & lightingdefault
$16,100 new × 80% good × 3.22 allocation
- $26,900
HVACdefault
$16,700 new × 50% good × 3.22 allocation
- $18,400
Hardwood & tile floorsdefault
$9,500 new × 60% good × 3.22 allocation
- $10,200
Fireplaces (2)listing
$5,300 new × 60% good × 3.22 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $120,000 | $70,000 | $1,800 | $191,800 |
| 2 | $0 | $0 | $14,600 | $14,600 |
| 3 | $0 | $0 | $14,600 | $14,600 |
| 4 | $0 | $0 | $14,600 | $14,600 |
| 5 | $0 | $0 | $14,600 | $14,600 |
| 6+ | $0 | $0 | $509,000 | $509,000 |
| Total | $120,000 | $70,000 | $569,200 | $759,200 |
The building's share of the price ($736,000) is 3.2x our depreciated replacement cost of the home ($229,000). 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: 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.