210 Indian Lake Rd
Mineral Bluff, GA 30559
$549,500
3 bd · 3 ba · 2,876 sqft · Listed 25d ago
View on Realtor.com →Year built
2009
Sqft
2,876
Lot sqft
108,464
HOA / mo
None
Furnished
Yes
List date
2026-09-02T20:13:35.000000Z
Revenue
Annual revenue
$47,984
ADR
$250
Occupancy
53%
Cleaning fees (12 mo)
$9,526
Confidence
Low (33.59), 7 comps
Comp revenue range (p25 / median / p75)
Whiskey Pines
Vacation home · 3 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $18,406ADR $262Occ ≈ 19%—
3 Peaks: Scenic Sunsets, Views, Fireplaces & More!
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi
Revenue $44,425ADR $474Occ ≈ 26%5★
3 Peaks Scenic Sunsets, Views, Fireplaces
Vacation home · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $19,038ADR $560Occ ≈ 9%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Buffalo Ridge - Hot tub, fire pit, and fireplace! Cabin | 3 bd · 3.5 ba · sleeps 12 | $56,635 | $335 | 46% | 4.7★ (14) | 272 ft | AirbnbVrboBooking |
Whiskey Pines Vacation home | 3 bd · 2 ba · sleeps 4 | $18,406 | $262 | 19% | — | 0.3 mi | Booking |
3 Peaks: Scenic Sunsets, Views, Fireplaces & More! Cabin | 3 bd · 3.5 ba · sleeps 8 | $44,425 | $474 | 26% | 5★ | 0.4 mi | Vrbo |
Rustic Elegance • HotTub • PoolTable • Sunset View Cabin | 3 bd · 3 ba · sleeps 8 | $85,788 | $404 | 58% | 5★ (28) | 0.5 mi | AirbnbVrbo |
Views, Fireplaces, Game room, King beds and more! Cabin | 3 bd · 3.5 ba · sleeps 8 | $62,312 | $335 | 51% | 5★ (85) | 0.5 mi | AirbnbVrbo |
3 Peaks Scenic Sunsets, Views, Fireplaces Vacation home | 3 bd · 3 ba · sleeps 9 | $19,038 | $560 | 9% | — | 0.5 mi | Booking |
Luxury Cabin Vacation Rental in Mineral Bluff Cabin | 3 bd · 2.5 ba · sleeps 8 | $25,212 | $226 | 31% | 5★ (83) | 0.6 mi | AirbnbVrbo |
Luxury Mineral Bluff Cabin with Hot Tub and Decks Cabin | 3 bd · 2.5 ba · sleeps 6 | $9,120 | $182 | 14% | 5★ (9) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$47,984
NOI
$21,756
Cash flow /mo
-$1,148
Cash needed
$159,355
Cash-on-cash
-8.6%
ROE (yr 1)
4.0%
Cap rate
4.0%
DSCR
0.61
Year-1 write-off
$99,116
Year-1 tax shield @ 32%
$31,717
Year-1 return on equity
- Cash flow (annual)-$13,776
- Principal paydown$3,596
- Appreciation at%$16,485
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,597
- Platform fees (3% of revenue)$1,440
- Maintenance / capex (5% of revenue)$2,399
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,740
- Insurance (STR-rated)$5,852
Cash needed to close
- Down payment (25%)$137,375
- Closing costs (4.0%)$21,980
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,717
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
$523,000
Short-life (5/15-yr)
$98,000 · 19%
Year-1 deduction
$99,000
Year-1 tax shield @ 32%
$32,000
Land 5% (county tax record, market value split) · building $425,000 over 39 years
Based on: 2,876 sq ft, built 2009, 3 bd / 3 ba, furnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $59,000 in year 1 (11% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,000
Kitchen cabinetsdefault
$12,100 new × 40% good × 1.44 allocation
- $5,700
Kitchen countertopsdefault
$9,900 new × 40% good × 1.44 allocation
- $2,900
Decorative trimdefault
$5,000 new × 40% good × 1.44 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.44 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.44 allocation
- $4,200
Window coverings (29)default
$7,300 new × 40% good × 1.44 allocation
- $9,000
Kitchen & laundry equipment plumbingdefault
$9,400 new × 66% good × 1.44 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 66% good × 1.44 allocation
- $4,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.44 allocation
- $5,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.44 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
- $8,000
Paving: driveway & walks (paved)default
$11,100 new × 50% good × 1.44 allocation
- $7,700
Landscaping (typical)default
$10,700 new × 50% good × 1.44 allocation
- $2,000
Patiosdefault
$2,800 new × 50% good × 1.44 allocation
- $23,300
Decks & porches (attached)listing
$32,400 new × 50% good × 1.44 allocation
- $1,800
Site lightinglisting
$2,500 new × 50% good × 1.44 allocation
- $322,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$312,600 new × 72% good × 1.44 allocation
- $30,800
Building plumbing & fixturesdefault
$32,400 new × 66% good × 1.44 allocation
- $32,100
Building electrical & lightingdefault
$33,700 new × 66% good × 1.44 allocation
- $18,700
HVACdefault
$32,400 new × 40% good × 1.44 allocation
- $10,700
Hardwood & tile floorsdefault
$18,500 new × 40% good × 1.44 allocation
- $1,500
Fireplacelisting
$2,600 new × 40% good × 1.44 allocation
- $8,600
Septic systemlisting
$12,000 new × 50% good × 1.44 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,900 | $42,900 | $1,400 | $99,100 |
| 2 | $0 | $0 | $10,900 | $10,900 |
| 3 | $0 | $0 | $10,900 | $10,900 |
| 4 | $0 | $0 | $10,900 | $10,900 |
| 5 | $0 | $0 | $10,900 | $10,900 |
| 6+ | $0 | $0 | $380,100 | $380,100 |
| Total | $54,900 | $42,900 | $425,100 | $522,800 |
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.