Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

14 Riverbend Mnr

Blue Ridge, GA 30513

$1,200,000

4 bd · 4 ba · 2,648 sqft · Listed 10d ago

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

2,648

Lot sqft

95,396

HOA / mo

None

Furnished

List date

2026-09-17T01:36:31.000000Z

Revenue

Annual revenue

$78,013

ADR

$475

Occupancy

45%

Cleaning fees (12 mo)

$11,026

Confidence

Low (40.06), 17 comps

Comp revenue range (p25 / median / p75)

$54,729$71,542$127,660

Eagles on the Ridge- Hot Tub, Game Room, Elevator
Cabin · 4 bd · 4 ba · sleeps 10 · 226 ft
Revenue $60,265ADR $450Occ ≈ 37%4.8★ (18)
Airbnb Vrbo
Eagles on the Ridge
Vacation home · 4 bd · 4 ba · sleeps 10 · 394 ft
Revenue $62,067ADR $427Occ ≈ 40%—
Booking
Cozy Cabin Retreat | 5 Acres in the Mountains!
Cabin · 4 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $37,763ADR $241Occ ≈ 43%5★ (44)
Airbnb Vrbo
HOOKED ON THE TOCCOA RIVER
Cabin · 4 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $77,308ADR $417Occ ≈ 51%5★ (215)
Airbnb Vrbo
Unforgettable river front, sauna hot tup pool tabl
Cabin · 4 bd · 5 ba · sleeps 14 · 0.4 mi
Revenue $194,334ADR $820Occ ≈ 65%5★ (113)
Airbnb Vrbo
Toccoa River Dreams - Direct Riverfront Home - Very Private
House · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $81,256ADR $572Occ ≈ 39%5★ (142)
Vrbo
Upscale Cabin on Toccoa River with gorgeous views!
House · 4 bd · 3.5 ba · sleeps 11 · 0.5 mi
Revenue $127,660ADR $697Occ ≈ 50%5★ (47)
Airbnb
Rushing River Retreat
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $157,826ADR $740Occ ≈ 58%—
Booking
Rushing River Retreat- HotTub, Game Rm, Luxury!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $143,944ADR $787Occ ≈ 50%4.8★ (17)
Airbnb Vrbo
Hooked on Toccoa- River Front, Outdoor Fireplace
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $136,712ADR $591Occ ≈ 63%5★ (40)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Eagles on the Ridge- Hot Tub, Game Room, Elevator Cabin	4 bd · 4 ba · sleeps 10	$60,265	$450	37%	4.8★ (18)	226 ft	Airbnb Vrbo
Eagles on the Ridge Vacation home	4 bd · 4 ba · sleeps 10	$62,067	$427	40%	—	394 ft	Booking
Cozy Cabin Retreat \| 5 Acres in the Mountains! Cabin	4 bd · 3 ba · sleeps 6	$37,763	$241	43%	5★ (44)	0.2 mi	Airbnb Vrbo
HOOKED ON THE TOCCOA RIVER Cabin	4 bd · 3 ba · sleeps 8	$77,308	$417	51%	5★ (215)	0.4 mi	Airbnb Vrbo
Unforgettable river front, sauna hot tup pool tabl Cabin	4 bd · 5 ba · sleeps 14	$194,334	$820	65%	5★ (113)	0.4 mi	Airbnb Vrbo
Toccoa River Dreams - Direct Riverfront Home - Very Private House	4 bd · 3.5 ba · sleeps 12	$81,256	$572	39%	5★ (142)	0.5 mi	Vrbo
Upscale Cabin on Toccoa River with gorgeous views! House	4 bd · 3.5 ba · sleeps 11	$127,660	$697	50%	5★ (47)	0.5 mi	Airbnb
Rushing River Retreat Vacation home	4 bd · 4 ba · sleeps 10	$157,826	$740	58%	—	0.6 mi	Booking
Rushing River Retreat- HotTub, Game Rm, Luxury! Cabin	4 bd · 4 ba · sleeps 10	$143,944	$787	50%	4.8★ (17)	0.6 mi	Airbnb Vrbo
Hooked on Toccoa- River Front, Outdoor Fireplace Cabin	4 bd · 3 ba · sleeps 10	$136,712	$591	63%	5★ (40)	0.6 mi	Airbnb Vrbo Booking

Show all 17 comps

The Grand Toccoa Retreat | Blue Ridge, Ga
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $55,158ADR $433Occ ≈ 35%4.5★ (6)
Airbnb Vrbo
NEW! Chase Mountain Dreams | Blue Ridge Luxury
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $22,596ADR $562Occ ≈ 11%5★ (2)
Airbnb Vrbo
The River House
House · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $71,542ADR $498Occ ≈ 39%4.9★ (140)
Airbnb Vrbo
Toccoa Overlook - Panoramic Views, Pool Table
Cabin · 4 bd · 4 ba · sleeps 8 · 0.7 mi
Revenue $34,928ADR $299Occ ≈ 32%4.9★ (39)
Airbnb Vrbo
River Lodge | Blue Ridge, Ga
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi
Revenue $54,729ADR $543Occ ≈ 28%4.8★ (12)
Airbnb Vrbo
Peaceful River Retreat in North GA Mountains
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.7 mi
Revenue $86,778ADR $376Occ ≈ 63%4.9★ (171)
Airbnb
The Wizard Hideout - Immersive Wizard-Themed Cabin for Groups Near Blue Ridge
Cabin · 4 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $24,868ADR $460Occ ≈ 15%5★
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
The Grand Toccoa Retreat \| Blue Ridge, Ga Cabin	4 bd · 3 ba · sleeps 10	$55,158	$433	35%	4.5★ (6)	0.6 mi	Airbnb Vrbo
NEW! Chase Mountain Dreams \| Blue Ridge Luxury Cabin	4 bd · 3 ba · sleeps 10	$22,596	$562	11%	5★ (2)	0.6 mi	Airbnb Vrbo
The River House House	4 bd · 3 ba · sleeps 10	$71,542	$498	39%	4.9★ (140)	0.6 mi	Airbnb Vrbo
Toccoa Overlook - Panoramic Views, Pool Table Cabin	4 bd · 4 ba · sleeps 8	$34,928	$299	32%	4.9★ (39)	0.7 mi	Airbnb Vrbo
River Lodge \| Blue Ridge, Ga Cabin	4 bd · 3.5 ba · sleeps 10	$54,729	$543	28%	4.8★ (12)	0.7 mi	Airbnb Vrbo
Peaceful River Retreat in North GA Mountains Cabin	4 bd · 4.5 ba · sleeps 10	$86,778	$376	63%	4.9★ (171)	0.7 mi	Airbnb
The Wizard Hideout - Immersive Wizard-Themed Cabin for Groups Near Blue Ridge Cabin	4 bd · 3 ba · sleeps 8	$24,868	$460	15%	5★	0.7 mi	Vrbo

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$78,013

NOI

$30,069

Cash flow /mo

-$3,961

Cash needed

$371,000

Cash-on-cash

-12.8%

ROE (yr 1)

-1.0%

Cap rate

2.5%

DSCR

0.39

Year-1 write-off

$242,762

Year-1 tax shield @ 32%

$77,684

Year-1 return on equity

Cash flow (annual)-$47,527
Principal paydown$7,853
Appreciation at%$36,000

ROE-1.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)19.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$15,603
Platform fees (3% of revenue)$2,340
Maintenance / capex (5% of revenue)$3,901
Utilities & supplies$4,200
HOA$0
Property tax$9,120
Insurance (STR-rated)$12,780

Cash needed to close

Down payment (25%)$300,000
Closing costs (4.0%)$48,000
Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

Tax shield @ 32%$77,684

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

$1,020,000

Short-life (5/15-yr)

$217,000 · 21%

Year-1 deduction

$243,000

Year-1 tax shield @ 32%

$78,000

Land 15% (market default, no usable tax-record split) · building $803,000 over 39 years · new furniture $23,000

Based on: 2,648 sq ft, built 2026, 4 bd / 4 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $131,000 in year 1 (10% short-life, $42,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$136,100

Kitchen cabinetsdefault
$11,600 new × 100% good × 1.95 allocation
$22,700
Kitchen countertopsdefault
$9,500 new × 100% good × 1.95 allocation
$18,500
Decorative trimdefault
$4,600 new × 100% good × 1.95 allocation
$9,000
Mirrorsdefault
$600 new × 100% good × 1.95 allocation
$1,200
Shelvingdefault
$1,500 new × 100% good × 1.95 allocation
$2,900
Window coverings (26)default
$6,500 new × 100% good × 1.95 allocation
$12,700
Carpet, vinyl & laminate (20% of floors)listing
$3,400 new × 100% good × 1.95 allocation
$6,700
Kitchen & laundry equipment plumbingdefault
$9,000 new × 100% good × 1.95 allocation
$17,600
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 100% good × 1.95 allocation
$10,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.95 allocation
$11,100
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$104,100

Paving: driveway & walks (paved)default
$10,700 new × 100% good × 1.95 allocation
$20,800
Landscaping (typical)default
$10,300 new × 100% good × 1.95 allocation
$20,000
Patiosdefault
$2,600 new × 100% good × 1.95 allocation
$5,100
Decks & porches (attached)listing
$29,800 new × 100% good × 1.95 allocation
$58,200

Building, 39-year$802,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$287,200 new × 100% good × 1.95 allocation
$560,700
Building plumbing & fixturesdefault
$29,800 new × 100% good × 1.95 allocation
$58,300
Building electrical & lightingdefault
$30,800 new × 100% good × 1.95 allocation
$60,200
HVACdefault
$29,800 new × 100% good × 1.95 allocation
$58,200
Hardwood & tile floorsdefault
$13,600 new × 100% good × 1.95 allocation
$26,600
Fireplaces (3)listing
$7,900 new × 100% good × 1.95 allocation
$15,400
Septic systemlisting
$12,000 new × 100% good × 1.95 allocation
$23,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$136,100	$104,100	$2,600	$242,800
2	$0	$0	$20,600	$20,600
3	$0	$0	$20,600	$20,600
4	$0	$0	$20,600	$20,600
5	$0	$0	$20,600	$20,600
6+	$0	$0	$717,900	$717,900
Total	$136,100	$104,100	$802,800	$1,043,000

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.