58 Papa Bear Path
Blue Ridge, GA 30513
$879,000
3 bd · 3 ba · 2,568 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,568
Lot sqft
111,078
HOA / mo
None
Furnished
Yes
List date
2026-10-06T20:05:03.000000Z
Revenue
Annual revenue
$33,456
ADR
$234
Occupancy
39%
Cleaning fees (12 mo)
$5,931
Confidence
Low (41.2), 12 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,340
Mountain View • Gameroom • Hot Tub • Fire Pit
Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $21,480ADR $445Occ ≈ 13%5★ (46)
New! Stunning Views | HotTub | Treehouse | Game Rm
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $15,281ADR $241Occ ≈ 17%4.9★ (13)
Olivers Modern Twist - Cherry Log, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Challenge Friends To A Game of Shuffle
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $64,435ADR $367Occ ≈ 48%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Papa Bear's Den - Hot tub, pool table, fire pit Cabin | 3 bd · 3 ba · sleeps 6 | $21,255 | $262 | 22% | 4.8★ (4) | 79 ft | AirbnbBooking |
Mountain View • Gameroom • Hot Tub • Fire Pit Cabin | 3 bd · 3 ba · sleeps 8 | $21,480 | $445 | 13% | 5★ (46) | 0.1 mi | Airbnb |
Outside Fireplace, Pool Table, Hot Tub -Papa Bear Cabin | 3 bd · 2 ba · sleeps 6 | $54,630 | $277 | 54% | 4.7★ (19) | 0.2 mi | AirbnbVrboBooking |
Four Ridges - hiking right outside of the door! Cabin | 3 bd · 3 ba · sleeps 8 | $34,191 | $250 | 37% | 4.5★ (9) | 0.3 mi | AirbnbVrboBooking |
Mountain Melody - Arcade, Close 2 Trails, Hot Tub House | 3 bd · 3 ba · sleeps 7 | $52,067 | $353 | 40% | 4.2★ (4) | 0.3 mi | AirbnbVrbo |
New! Stunning Views | HotTub | Treehouse | Game Rm Cabin | 3 bd · 3 ba · sleeps 6 | $15,281 | $241 | 17% | 4.9★ (13) | 0.3 mi | Airbnb |
Skyline Lodge- Gated Community, Private, Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $46,340 | $304 | 42% | 4.9★ (67) | 0.4 mi | AirbnbVrboBooking |
Olivers Modern Twist - Cherry Log, GA - Enjoy Peaceful Forest Views, Soak in the Hot Tub, Challenge Friends To A Game of Shuffle Vacation home | 3 bd · 2 ba · sleeps 6 | $64,435 | $367 | 48% | — | 0.4 mi | Booking |
Blue Horizon- Screened in Porch, Fire Pit, Dogs! Cabin | 3 bd · 3 ba · sleeps 6 | $51,084 | $356 | 39% | 4.7★ (30) | 0.4 mi | AirbnbVrboBooking |
Aska Adventure Area - Hot Tub- Sunset Views - Pets Cabin | 3 bd · 3 ba · sleeps 8 | $2,454 | $409 | 2% | 5★ (1) | 0.5 mi | AirbnbVrbo |
Show 1 more
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$33,456
NOI
$3,847
Cash flow /mo
-$4,531
Cash needed
$254,910
Cash-on-cash
-21.3%
ROE (yr 1)
-8.8%
Cap rate
0.4%
DSCR
0.07
Year-1 write-off
$142,661
Year-1 tax shield @ 32%
$45,651
Year-1 return on equity
- Cash flow (annual)-$54,367
- Principal paydown$5,474
- Appreciation at%$26,370
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)$6,691
- Platform fees (3% of revenue)$1,004
- Maintenance / capex (5% of revenue)$1,673
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,680
- Insurance (STR-rated)$9,361
Cash needed to close
- Down payment (25%)$219,750
- Closing costs (4.0%)$35,160
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,651
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$749,000
Short-life (5/15-yr)
$142,000 · 19%
Year-1 deduction
$143,000
Year-1 tax shield @ 32%
$46,000
Land 15% (market default, no usable tax-record split) · building $607,000 over 39 years
Based on: 2,568 sq ft, built 2023, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (13% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,500
Kitchen cabinetsdefault
$11,400 new × 88% good × 1.64 allocation
- $13,500
Kitchen countertopsdefault
$9,400 new × 88% good × 1.64 allocation
- $6,500
Decorative trimdefault
$4,500 new × 88% good × 1.64 allocation
- $600
Mirrorsdefault
$500 new × 75% good × 1.64 allocation
- $1,700
Shelvingdefault
$1,200 new × 88% good × 1.64 allocation
- $7,500
Window coverings (26)default
$6,500 new × 70% good × 1.64 allocation
- $6,800
Carpet, vinyl & laminate (33% of floors)listing
$5,500 new × 75% good × 1.64 allocation
- $13,700
Kitchen & laundry equipment plumbingdefault
$8,900 new × 94% good × 1.64 allocation
- $8,300
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 94% good × 1.64 allocation
- $9,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.64 allocation
- $10,300
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.64 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $15,200
Paving: driveway & walks (paved)listing
$10,500 new × 88% good × 1.64 allocation
- $14,600
Landscaping (typical)default
$10,100 new × 88% good × 1.64 allocation
- $3,700
Patiosdefault
$2,500 new × 88% good × 1.64 allocation
- $3,500
Decks & porches (attached)default
$2,500 new × 85% good × 1.64 allocation
- $434,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$278,900 new × 95% good × 1.64 allocation
- $44,600
Building plumbing & fixturesdefault
$28,900 new × 94% good × 1.64 allocation
- $46,000
Building electrical & lightingdefault
$29,800 new × 94% good × 1.64 allocation
- $40,400
HVACdefault
$28,900 new × 85% good × 1.64 allocation
- $15,900
Hardwood & tile floorsdefault
$11,000 new × 88% good × 1.64 allocation
- $7,600
Fireplaces (2)listing
$5,300 new × 88% good × 1.64 allocation
- $17,300
Septic systemlisting
$12,000 new × 88% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $105,000 | $37,000 | $600 | $142,700 |
| 2 | $0 | $0 | $15,600 | $15,600 |
| 3 | $0 | $0 | $15,600 | $15,600 |
| 4 | $0 | $0 | $15,600 | $15,600 |
| 5 | $0 | $0 | $15,600 | $15,600 |
| 6+ | $0 | $0 | $543,800 | $543,800 |
| Total | $105,000 | $37,000 | $606,700 | $748,700 |
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.