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21 Riverview Cir

21 Riverview Cir

Blue Ridge, GA 30513

$800,000

2 bd · 2 ba · 1,126 sqft · Listed 1d ago

View on Realtor.com →

Year built

2020

Sqft

1,126

Lot sqft

65,340

HOA / mo

None

Furnished

Yes

List date

2026-10-12T19:05:10.000000Z

Revenue

Annual revenue

$44,675

ADR

$200

Occupancy

61%

Cleaning fees (12 mo)

$7,384

Confidence

Med (56.26), 15 comps

Comp revenue range (p25 / median / p75)

$30,735$44,034$57,748

Median revenue of shown comps: $44,034

  • The Toccoa Overlook

    Cabin · 2 bd · 2 ba · sleeps 4 · 174 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $69,375ADR $239Occ ≈ 80%5★ (302)

    AirbnbVrboBooking

  • Fantastic Glamping Tiny Home Rental on The Toccoa River in Blue Ridge, Georgia

    Cabin · 2 bd · 2 ba · sleeps 8 · 177 ft

    • Pool
    • A/C
    • Pets OK
    • Wifi
    • +2

    Revenue $33,654ADR $307Occ ≈ 30%4.2★

    Vrbo

  • The Carriage House

    Cabin · 2 bd · 2 ba · sleeps 6 · 295 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $49,001ADR $189Occ ≈ 71%4.9★ (489)

    AirbnbVrboBooking

  • Delightful Cabin Rental with Mountain Views near Chattahoochee National Forest, Georgia

    Cabin · 2 bd · 2 ba · sleeps 6 · 308 ft

    • Pool
    • A/C
    • Pets OK
    • Wifi
    • +3

    Revenue $24,249ADR $267Occ ≈ 25%4★ (1)

    Vrbo

  • Reel Sweet

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.1 mi

    Revenue $12,266ADR $324Occ ≈ 10%5★ (45)

    Airbnb

  • Riverfront Cabin • Hot Tub • Near Blue Ridge

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $38,490ADR $300Occ ≈ 35%4.9★ (23)

    AirbnbVrboBooking

  • Romantic Riverfront Cabin with Pool Access in Blue Ridge, Georgia

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    • Pool
    • A/C
    • Pets OK
    • Wifi
    • +2

    Revenue $32,849ADR $264Occ ≈ 34%—

    Vrbo

  • Romantic Riverfront Cabin with Pool Access in Blue Ridge, Georgia

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $62,306ADR $188Occ ≈ 91%—

    Booking

  • River’s Edge: Toccoa Riverfront • Farm Chic

    Cabin · 2 bd · 3 ba · sleeps 4 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $44,034ADR $236Occ ≈ 51%4.9★ (23)

    AirbnbVrbo

  • The Bend at Toccoa River Retreat

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $65,499ADR $255Occ ≈ 70%5★ (63)

    AirbnbVrbo

Show 5 more

  • Rivers Edge- Toccoa River, Hot Tub, Riverside Deck

    Cabin · 2 bd · 3 ba · sleeps 4 · 0.4 mi

    Revenue $59,914ADR $360Occ ≈ 46%4.7★ (8)

    AirbnbBooking

  • Blue Ridge A Frame | Hot Tub | Screened Porch

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $55,581ADR $224Occ ≈ 68%5★ (99)

    AirbnbVrboBooking

  • Louise's Treehouse in the Mountains

    Cabin · 2 bd · 2.5 ba · sleeps 4 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $28,620ADR $188Occ ≈ 42%5★ (32)

    Airbnb

  • Trout Tales Hideaway on the River.

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    • A/C
    • Wifi
    • Kitchen
    • Washer
    • +2

    Revenue $55,108ADR $230Occ ≈ 66%5★ (131)

    AirbnbVrbo

  • Serenity Blue Ridge

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $11,425ADR $140Occ ≈ 22%5★ (110)

    Airbnb

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
Management

Est. revenue

$44,675

NOI

$17,270

Cash flow /mo

$1,439

Cash needed

$832,000

Cash-on-cash (all cash)

2.1%

ROE (yr 1)

5.0%

Cap rate

2.2%

DSCR

—

Year-1 write-off

$169,877

Year-1 tax shield @ 32%

$54,361

Year-1 return on equity

  • Cash flow (annual)$17,270
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$24,000
ROE5.0%

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)$8,935
  • Platform fees (3% of revenue)$1,340
  • Maintenance / capex (5% of revenue)$2,234
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,176
  • Insurance (STR-rated)$8,520

Cash needed to close

  • Purchase price (all cash)$800,000
  • Closing costs (4.0%)$32,000
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$54,361

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

$664,000

Short-life (5/15-yr)

$169,000 · 25%

Year-1 deduction

$170,000

Year-1 tax shield @ 32%

$54,000

Land 17% (county tax record, market value split) · building $495,000 over 39 years

Based on: 1,126 sq ft, built 2020, 2 bd / 2 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $98,000 in year 1 (15% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$105,800

  • Kitchen cabinetsdefault

    $8,300 new × 76% good × 3.17 allocation

    $19,900

  • Kitchen countertopsdefault

    $6,800 new × 76% good × 3.17 allocation

    $16,300

  • Decorative trimdefault

    $2,000 new × 76% good × 3.17 allocation

    $4,700

  • Mirrorsdefault

    $300 new × 50% good × 3.17 allocation

    $500

  • Shelvingdefault

    $900 new × 76% good × 3.17 allocation

    $2,200

  • Window coverings (11)default

    $2,800 new × 40% good × 3.17 allocation

    $3,500

  • Kitchen & laundry equipment plumbingdefault

    $6,400 new × 88% good × 3.17 allocation

    $17,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 88% good × 3.17 allocation

    $10,800

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 50% good × 3.17 allocation

    $12,200

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.17 allocation

    $11,400

  • Furniture conveyed with the sale (used)listing

    $16,000 new × 40% good · out of the price

    $6,400
15-year land improvements$63,600

  • Paving: driveway & walks (paved)default

    $7,000 new × 76% good × 3.17 allocation

    $16,700

  • Landscaping (typical)default

    $6,700 new × 76% good × 3.17 allocation

    $16,100

  • Patiosdefault

    $1,100 new × 76% good × 3.17 allocation

    $2,700

  • Decks & porches (attached)listing

    $12,700 new × 70% good × 3.17 allocation

    $28,100
Building, 39-year$495,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $121,800 new × 90% good × 3.17 allocation

    $347,100

  • Building plumbing & fixturesdefault

    $12,600 new × 88% good × 3.17 allocation

    $35,100

  • Building electrical & lightingdefault

    $11,500 new × 88% good × 3.17 allocation

    $32,200

  • HVACdefault

    $12,700 new × 70% good × 3.17 allocation

    $28,100

  • Hardwood & tile floorsdefault

    $7,200 new × 76% good × 3.17 allocation

    $17,400

  • Fireplacelisting

    $2,600 new × 76% good × 3.17 allocation

    $6,300

  • Septic systemlisting

    $12,000 new × 76% good × 3.17 allocation

    $28,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$105,800$63,600$500$169,900
2$0$0$12,700$12,700
3$0$0$12,700$12,700
4$0$0$12,700$12,700
5$0$0$12,700$12,700
6+$0$0$443,800$443,800
Total$105,800$63,600$495,100$664,500

The building's share of the price ($658,000) is 3.2x our depreciated replacement cost of the home ($208,000). 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.