929 Overlook Dr

Blue Ridge, GA 30513

$1,000,000

4 bd · 3 ba · 2,432 sqft · Listed 1d ago

View on Realtor.com →

Est. land %

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)

$41,457$64,393$77,222

Median revenue of shown comps: $66,428

Log Cabin w/Hot Tub, Firepit, Arcade, Games & More
Cabin · 4 bd · 3 ba · sleeps 10 · 318 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $27,624ADR $307Occ ≈ 25%4.8★ (273)
Airbnb Vrbo
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)
Airbnb
NEW! LUX Cabin | Views | HotTub | GameRm | Firepit
Cabin · 4 bd · 3.5 ba · sleeps 10 · 486 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $86,758ADR $355Occ ≈ 67%5★ (49)
Airbnb Booking
Insane Views, Hot Tub,Game Room!
Cabin · 4 bd · 3 ba · sleeps 10 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $97,338ADR $402Occ ≈ 66%5★ (86)
Airbnb Vrbo Booking
Unbeatable Long Range views, 3 King beds, Hot tub!
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +7
Revenue $83,694ADR $495Occ ≈ 46%5★ (98)
Airbnb Vrbo
Mountain Solace
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.3 mi
Revenue $67,675ADR $354Occ ≈ 52%—
Booking
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)
Airbnb
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)
Airbnb
Blue Ridge 4BR | 2 King Suites | Hot Tub | Views
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $75,032ADR $317Occ ≈ 65%5★ (352)
Airbnb Vrbo Booking
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 Hot tub A/C Free parking Wifi +5	4 bd · 3 ba · sleeps 10	$27,624	$307	25%	4.8★ (273)	318 ft	Airbnb Vrbo
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 Hot tub A/C Free parking Wifi +4	4 bd · 3.5 ba · sleeps 10	$86,758	$355	67%	5★ (49)	486 ft	Airbnb Booking
Insane Views, Hot Tub,Game Room! Cabin Hot tub A/C Free parking Pets OK +4	4 bd · 3 ba · sleeps 10	$97,338	$402	66%	5★ (86)	0.1 mi	Airbnb Vrbo Booking
Unbeatable Long Range views, 3 King beds, Hot tub! Cabin Hot tub A/C Free parking Pets OK +7	4 bd · 3.5 ba · sleeps 10	$83,694	$495	46%	5★ (98)	0.1 mi	Airbnb Vrbo
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 Hot tub A/C Free parking Pets OK +4	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 Hot tub A/C Free parking Pets OK +5	4 bd · 3.5 ba · sleeps 12	$75,032	$317	65%	5★ (352)	0.5 mi	Airbnb Vrbo Booking
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

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 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $42,986ADR $249Occ ≈ 47%4.6★ (31)
Vrbo Booking
Black Bear Falls
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $79,908ADR $383Occ ≈ 57%—
Booking
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)
Airbnb
Black Bear Falls - Big Views and Minutes from Town
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $76,326ADR $398Occ ≈ 53%5★ (23)
Airbnb Vrbo
Cardinal and Bear Lodge
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $66,428ADR $327Occ ≈ 56%5★ (89)
Airbnb Vrbo
Mountain Cabin | Paved Roads, WiFi, Near Downtown!
Cabin · 4 bd · 4 ba · sleeps 12 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +6
Revenue $53,044ADR $505Occ ≈ 29%5★ (89)
Airbnb Vrbo Booking
Catch-a-Dream Retreat-Luxury Mountain Cabin!
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $66,205ADR $510Occ ≈ 36%5★ (50)
Airbnb Vrbo Booking

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 Hot tub A/C Free parking Pets OK +6	4 bd · 3.5 ba · sleeps 10	$42,986	$249	47%	4.6★ (31)	0.6 mi	Vrbo Booking
Black Bear Falls Vacation home	4 bd · 3 ba · sleeps 10	$79,908	$383	57%	—	0.6 mi	Booking
BuckBear Ridge Cabin Hot tub A/C Free parking Wifi +3	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 Hot tub A/C Free parking Wifi +5	4 bd · 3 ba · sleeps 10	$76,326	$398	53%	5★ (23)	0.7 mi	Airbnb Vrbo
Cardinal and Bear Lodge Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3 ba · sleeps 10	$66,428	$327	56%	5★ (89)	0.7 mi	Airbnb Vrbo
Mountain Cabin \| Paved Roads, WiFi, Near Downtown! Cabin Hot tub A/C Free parking Wifi +6	4 bd · 4 ba · sleeps 12	$53,044	$505	29%	5★ (89)	0.7 mi	Airbnb Vrbo Booking
Catch-a-Dream Retreat-Luxury Mountain Cabin! Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3.5 ba · sleeps 12	$66,205	$510	36%	5★ (50)	0.7 mi	Airbnb Vrbo Booking

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$65,862

NOI

$24,971

Cash flow /mo

$2,081

Cash needed

$1,040,000

Cash-on-cash (all cash)

2.4%

ROE (yr 1)

5.3%

Cap rate

2.5%

DSCR

—

Year-1 write-off

$133,813

Year-1 tax shield @ 32%

$42,820

Year-1 return on equity

Cash flow (annual)$24,971
Principal paydown (n/a, cash)$0
Appreciation at%$30,000

ROE5.3%

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

Purchase price (all cash)$1,000,000
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.

5-year property$95,000

Kitchen cabinetsdefault
$11,100 new × 40% good × 3.06 allocation
$13,600
Kitchen countertopsdefault
$9,100 new × 40% good × 3.06 allocation
$11,200
Decorative trimdefault
$4,300 new × 40% good × 3.06 allocation
$5,200
Mirrorsdefault
$500 new × 40% good × 3.06 allocation
$600
Shelvingdefault
$1,500 new × 40% good × 3.06 allocation
$1,800
Window coverings (24)default
$6,000 new × 40% good × 3.06 allocation
$7,400
Kitchen & laundry equipment plumbingdefault
$8,700 new × 60% good × 3.06 allocation
$15,900
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 60% good × 3.06 allocation
$9,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.06 allocation
$9,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.06 allocation
$11,000
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
$9,200

15-year land improvements$38,100

Paving: driveway & walks (paved)default
$10,200 new × 50% good × 3.06 allocation
$15,700
Landscaping (typical)default
$9,800 new × 50% good × 3.06 allocation
$15,100
Patiosdefault
$2,400 new × 50% good × 3.06 allocation
$3,700
Decks & porches (attached)default
$2,400 new × 50% good × 3.06 allocation
$3,700

Building, 39-year$718,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$263,800 new × 67% good × 3.06 allocation
$538,700
Building plumbing & fixturesdefault
$27,400 new × 60% good × 3.06 allocation
$50,400
Building electrical & lightingdefault
$28,100 new × 60% good × 3.06 allocation
$51,700
HVACdefault
$27,400 new × 40% good × 3.06 allocation
$33,600
Hardwood & tile floorsdefault
$15,700 new × 40% good × 3.06 allocation
$19,200
Fireplaces (2)listing
$5,300 new × 40% good × 3.06 allocation
$6,500
Septic systemlisting
$12,000 new × 50% good × 3.06 allocation
$18,400

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	$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.