929 Overlook Dr
Blue Ridge, GA 30513
$1,000,000
4 bd · 3 ba · 2,432 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
2,432
Lot sqft
84,071
HOA / mo
None
Furnished
Yes
List date
2026-10-15T16:55:12.000000Z
Revenue
Annual revenue
$65,862
ADR
$330
Occupancy
55%
Cleaning fees (12 mo)
$10,578
Confidence
Med (56.62), 27 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $66,428
Leaf Peeper Point -Mtn View, Hot Tub, Game Room
Cabin · 4 bd · 3.5 ba · sleeps 10 · 453 ft
Revenue $60,063ADR $362Occ ≈ 45%4★ (1)
Mountain Solace
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.3 mi
Revenue $67,675ADR $354Occ ≈ 52%—
3 Levels - Mountain view retreat close to downtown
Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $63,458ADR $397Occ ≈ 44%5★ (44)
Modern Luxury | Theater | Hot Tub | Views | Peace
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi
Revenue $98,264ADR $396Occ ≈ 68%5★ (126)
Black Bear Bell
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $27,218ADR $10,525Occ ≈ 1%5★ (17)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Log Cabin w/Hot Tub, Firepit, Arcade, Games & More Cabin
| 4 bd · 3 ba · sleeps 10 | $27,624 | $307 | 25% | 4.8★ (273) | 318 ft | AirbnbVrbo |
Leaf Peeper Point -Mtn View, Hot Tub, Game Room Cabin | 4 bd · 3.5 ba · sleeps 10 | $60,063 | $362 | 45% | 4★ (1) | 453 ft | Airbnb |
NEW! LUX Cabin | Views | HotTub | GameRm | Firepit Cabin
| 4 bd · 3.5 ba · sleeps 10 | $86,758 | $355 | 67% | 5★ (49) | 486 ft | AirbnbBooking |
Insane Views, Hot Tub,Game Room! Cabin
| 4 bd · 3 ba · sleeps 10 | $97,338 | $402 | 66% | 5★ (86) | 0.1 mi | AirbnbVrboBooking |
Unbeatable Long Range views, 3 King beds, Hot tub! Cabin
| 4 bd · 3.5 ba · sleeps 10 | $83,694 | $495 | 46% | 5★ (98) | 0.1 mi | AirbnbVrbo |
Mountain Solace Vacation home | 4 bd · 3 ba · sleeps 9 | $67,675 | $354 | 52% | — | 0.3 mi | Booking |
3 Levels - Mountain view retreat close to downtown Cabin
| 4 bd · 3 ba · sleeps 10 | $63,458 | $397 | 44% | 5★ (44) | 0.3 mi | Airbnb |
Modern Luxury | Theater | Hot Tub | Views | Peace Cabin | 4 bd · 3.5 ba · sleeps 10 | $98,264 | $396 | 68% | 5★ (126) | 0.4 mi | Airbnb |
Blue Ridge 4BR | 2 King Suites | Hot Tub | Views Cabin
| 4 bd · 3.5 ba · sleeps 12 | $75,032 | $317 | 65% | 5★ (352) | 0.5 mi | AirbnbVrboBooking |
Black Bear Bell Cabin | 4 bd · 3.5 ba · sleeps 12 | $27,218 | $10,525 | 1% | 5★ (17) | 0.5 mi | Delisted |
Show 7 more
Black Bear Falls
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $79,908ADR $383Occ ≈ 57%—
BuckBear Ridge
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $39,277ADR $375Occ ≈ 29%5★ (23)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
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 | $42,986 | $249 | 47% | 4.6★ (31) | 0.6 mi | VrboBooking |
Black Bear Falls Vacation home | 4 bd · 3 ba · sleeps 10 | $79,908 | $383 | 57% | — | 0.6 mi | Booking |
BuckBear Ridge Cabin
| 4 bd · 3.5 ba · sleeps 12 | $39,277 | $375 | 29% | 5★ (23) | 0.6 mi | Airbnb |
Black Bear Falls - Big Views and Minutes from Town Cabin
| 4 bd · 3 ba · sleeps 10 | $76,326 | $398 | 53% | 5★ (23) | 0.7 mi | AirbnbVrbo |
Cardinal and Bear Lodge Cabin
| 4 bd · 3 ba · sleeps 10 | $66,428 | $327 | 56% | 5★ (89) | 0.7 mi | AirbnbVrbo |
Mountain Cabin | Paved Roads, WiFi, Near Downtown! Cabin
| 4 bd · 4 ba · sleeps 12 | $53,044 | $505 | 29% | 5★ (89) | 0.7 mi | AirbnbVrboBooking |
Catch-a-Dream Retreat-Luxury Mountain Cabin! Cabin
| 4 bd · 3.5 ba · sleeps 12 | $66,205 | $510 | 36% | 5★ (50) | 0.7 mi | AirbnbVrboBooking |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$65,862
NOI
$24,971
Cash flow /mo
-$3,501
Cash needed
$290,000
Cash-on-cash
-14.5%
ROE (yr 1)
-2.0%
Cap rate
2.5%
DSCR
0.37
Year-1 write-off
$133,813
Year-1 tax shield @ 32%
$42,820
Year-1 return on equity
- Cash flow (annual)-$42,012
- Principal paydown$6,081
- Appreciation at%$30,000
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)$13,172
- Platform fees (3% of revenue)$1,976
- Maintenance / capex (5% of revenue)$3,293
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,600
- Insurance (STR-rated)$10,650
Cash needed to close
- Down payment (25%)$250,000
- Closing costs (4.0%)$40,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,820
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
$851,000
Short-life (5/15-yr)
$133,000 · 16%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 15% (market default, no usable tax-record split) · building $718,000 over 39 years
Based on: 2,432 sq ft, built 2006, 4 bd / 3 ba, furnished, listing features (hot tub, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $98,000 in year 1 (11% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,600
Kitchen cabinetsdefault
$11,100 new × 40% good × 3.06 allocation
- $11,200
Kitchen countertopsdefault
$9,100 new × 40% good × 3.06 allocation
- $5,200
Decorative trimdefault
$4,300 new × 40% good × 3.06 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.06 allocation
- $1,800
Shelvingdefault
$1,500 new × 40% good × 3.06 allocation
- $7,400
Window coverings (24)default
$6,000 new × 40% good × 3.06 allocation
- $15,900
Kitchen & laundry equipment plumbingdefault
$8,700 new × 60% good × 3.06 allocation
- $9,600
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 60% good × 3.06 allocation
- $9,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.06 allocation
- $11,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.06 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $15,700
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 3.06 allocation
- $15,100
Landscaping (typical)default
$9,800 new × 50% good × 3.06 allocation
- $3,700
Patiosdefault
$2,400 new × 50% good × 3.06 allocation
- $3,700
Decks & porches (attached)default
$2,400 new × 50% good × 3.06 allocation
- $538,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$263,800 new × 67% good × 3.06 allocation
- $50,400
Building plumbing & fixturesdefault
$27,400 new × 60% good × 3.06 allocation
- $51,700
Building electrical & lightingdefault
$28,100 new × 60% good × 3.06 allocation
- $33,600
HVACdefault
$27,400 new × 40% good × 3.06 allocation
- $19,200
Hardwood & tile floorsdefault
$15,700 new × 40% good × 3.06 allocation
- $6,500
Fireplaces (2)listing
$5,300 new × 40% good × 3.06 allocation
- $18,400
Septic systemlisting
$12,000 new × 50% good × 3.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $95,000 | $38,100 | $800 | $133,800 |
| 2 | $0 | $0 | $18,400 | $18,400 |
| 3 | $0 | $0 | $18,400 | $18,400 |
| 4 | $0 | $0 | $18,400 | $18,400 |
| 5 | $0 | $0 | $18,400 | $18,400 |
| 6+ | $0 | $0 | $643,900 | $643,900 |
| Total | $95,000 | $38,100 | $718,300 | $851,400 |
The building's share of the price ($842,000) is 3.1x our depreciated replacement cost of the home ($275,000). 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.