149 River Ridge Rd
Blue Ridge, GA 30513
$539,000
3 bd · 2 ba · 1,620 sqft · Listed 7d ago
View on Realtor.com →Year built
1994
Sqft
1,620
Lot sqft
61,855
HOA / mo
None
Furnished
Yes
List date
2026-09-20T23:15:49.000000Z
Revenue
Annual revenue
$39,378
ADR
$236
Occupancy
46%
Cleaning fees (12 mo)
$8,300
Confidence
Med (57.2), 13 comps
Comp revenue range (p25 / median / p75)
NEW! Toccoa River | Hot Tub, Game Rm, Pets, Views
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $26,026ADR $229Occ ≈ 31%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Aska Cabin | Fall Mtn Views, Hot Tub & Game Room Cabin | 3 bd · 2 ba · sleeps 8 | $65,877 | $308 | 59% | 5★ (133) | 0.3 mi | AirbnbVrbo |
Bearfoot Bend Cabin in Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $27,938 | $274 | 28% | 4.4★ (40) | 0.4 mi | AirbnbVrboBooking |
3BR Cabin Near Toccoa River | Heart of Aska! Cabin | 3 bd · 3 ba · sleeps 10 | $13,268 | $227 | 16% | 5★ (7) | 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) | 0.4 mi | AirbnbVrbo |
Blue Ridge | Spring Break | Pet Friendly | Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $39,070 | $312 | 34% | 4.9★ (43) | 0.5 mi | AirbnbVrbo |
Family Time Cabin - Games, S’mores & Scenic Soaks Cabin | 3 bd · 3 ba · sleeps 8 | $41,564 | $294 | 39% | 4.8★ (8) | 0.5 mi | AirbnbVrboBooking |
Wilderness Way- Hot Tub, OD Living, Master on Main Cabin | 3 bd · 3 ba · sleeps 8 | $22,376 | $301 | 20% | 4.8★ (5) | 0.5 mi | AirbnbVrboBooking |
NEW! Toccoa River | Hot Tub, Game Rm, Pets, Views Cabin | 3 bd · 3 ba · sleeps 10 | $26,026 | $229 | 31% | 5★ (25) | 0.5 mi | Airbnb |
'Long Pine Ridge' Cabin w/ Luxury Amenities! Cabin | 3 bd · 3 ba · sleeps 8 | $38,878 | $369 | 29% | 4.7★ (43) | 0.5 mi | AirbnbVrboBooking |
Sunset Ridge- Screened Deck, Hot Tub, Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $13,320 | $309 | 12% | 5★ (17) | 0.6 mi | AirbnbVrboBooking |
Show all 13 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Aska Retreat - Pet Friendly, Hot Tub, Foosball Cabin | 3 bd · 3 ba · sleeps 8 | $34,463 | $364 | 26% | 4.8★ (20) | 0.6 mi | AirbnbVrboBooking |
 Modern | Firepit | HotTub | GameRoom | A+ Location Cabin | 3 bd · 3 ba · sleeps 8 | $47,628 | $306 | 43% | 4.9★ (110) | 0.7 mi | AirbnbVrboBooking |
 Toccoa River's Hemlock Hideaway Cabin | 3 bd · 2 ba · sleeps 6 | $47,436 | $281 | 46% | 4.9★ (49) | 0.7 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
Est. revenue
$39,378
NOI
$17,516
Cash flow /mo
$1,460
Cash needed
$560,560
Cash-on-cash (all cash)
3.1%
ROE (yr 1)
6.0%
Cap rate
3.2%
DSCR
—
Year-1 write-off
$110,039
Year-1 tax shield @ 32%
$35,212
Year-1 return on equity
- Cash flow (annual)$17,516
- Principal paydown (n/a, cash)$0
- Appreciation at%$16,170
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,876
- Platform fees (3% of revenue)$1,181
- Maintenance / capex (5% of revenue)$1,969
- Utilities & supplies$4,200
- HOA$0
- Property tax$896
- Insurance (STR-rated)$5,740
Cash needed to close
- Purchase price (all cash)$539,000
- Closing costs (4.0%)$21,560
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,212
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
$483,000
Short-life (5/15-yr)
$109,000 · 23%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 11% (county tax record, market value split) · building $374,000 over 39 years
Based on: 1,620 sq ft, built 1994, 3 bd / 2 ba, furnished, listing features (fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $80,000 in year 1 (16% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$9,400 new × 40% good × 3.26 allocation
- $10,000
Kitchen countertopsdefault
$7,700 new × 40% good × 3.26 allocation
- $3,700
Decorative trimdefault
$2,800 new × 40% good × 3.26 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.26 allocation
- $1,600
Shelvingdefault
$1,200 new × 40% good × 3.26 allocation
- $5,200
Window coverings (16)default
$4,000 new × 40% good × 3.26 allocation
- $3,400
Carpet, vinyl & laminate (25% of floors)listing
$2,600 new × 40% good × 3.26 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 3.26 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 3.26 allocation
- $7,800
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 3.26 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,600
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 3.26 allocation
- $13,100
Landscaping (typical)default
$8,000 new × 50% good × 3.26 allocation
- $2,600
Patiosdefault
$1,600 new × 50% good × 3.26 allocation
- $2,600
Decks & porches (attached)default
$1,600 new × 50% good × 3.26 allocation
- $9,800
Fencinglisting
$6,000 new × 50% good × 3.26 allocation
- $266,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$175,500 new × 47% good × 3.26 allocation
- $23,700
Building plumbing & fixturesdefault
$18,200 new × 40% good × 3.26 allocation
- $23,200
Building electrical & lightingdefault
$17,800 new × 40% good × 3.26 allocation
- $23,800
HVACdefault
$18,300 new × 40% good × 3.26 allocation
- $10,200
Hardwood & tile floorsdefault
$7,800 new × 40% good × 3.26 allocation
- $6,900
Fireplaces (2)listing
$5,300 new × 40% good × 3.26 allocation
- $19,500
Septic systemlisting
$12,000 new × 50% good × 3.26 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,200 | $41,600 | $1,200 | $110,000 |
| 2 | $0 | $0 | $9,600 | $9,600 |
| 3 | $0 | $0 | $9,600 | $9,600 |
| 4 | $0 | $0 | $9,600 | $9,600 |
| 5 | $0 | $0 | $9,600 | $9,600 |
| 6+ | $0 | $0 | $334,400 | $334,400 |
| Total | $67,200 | $41,600 | $373,900 | $482,800 |
The building's share of the price ($475,000) is 3.3x our depreciated replacement cost of the home ($146,000). 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.