808 Mill Stone Mountain Ln
Blue Ridge, GA 30513
$599,900
3 bd · 2.5 ba · 2,666 sqft · Listed 1d ago
View on Realtor.com →Year built
1988
Sqft
2,666
Lot sqft
103,237
HOA / mo
None
Furnished
Yes
List date
2026-10-11T14:18:08.000000Z
Revenue
Annual revenue
$35,112
ADR
$171
Occupancy
56%
Cleaning fees (12 mo)
$6,756
Confidence
Low (26.8), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $29,530
Highlands Haven
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $6,112ADR $201Occ ≈ 8%5★ (2)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beautiful 3BR/3BA Luxury Cabin in Blue Ridge Cabin | 3 bd · 3 ba · sleeps 6 | $47,136 | $251 | 51% | 4.9★ (40) | 417 ft | AirbnbVrbo |
Highlands Haven Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $7,205 | $232 | 9% | 4.8★ (8) | 0.2 mi | AirbnbVrbo |
Secluded cabin w/game room and mountain views Cabin
| 3 bd · 2.5 ba · sleeps 8 | $44,856 | $193 | 64% | 4.8★ (42) | 0.2 mi | AirbnbVrboBooking |
Highlands Haven Cabin | 3 bd · 3 ba · sleeps 6 | $6,112 | $201 | 8% | 5★ (2) | 0.2 mi | Delisted |
Book This Weekend! Pond, Kayaks & Firepit Cabin
| 3 bd · 2 ba · sleeps 6 | $29,530 | $266 | 30% | 5★ (40) | 0.3 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$35,112
NOI
$13,380
Cash flow /mo
-$2,234
Cash needed
$173,971
Cash-on-cash
-15.4%
ROE (yr 1)
-3.0%
Cap rate
2.2%
DSCR
0.33
Year-1 write-off
$133,141
Year-1 tax shield @ 32%
$42,605
Year-1 return on equity
- Cash flow (annual)-$26,803
- Principal paydown$3,648
- Appreciation at%$17,997
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)$7,022
- Platform fees (3% of revenue)$1,053
- Maintenance / capex (5% of revenue)$1,756
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,312
- Insurance (STR-rated)$6,389
Cash needed to close
- Down payment (25%)$149,975
- Closing costs (4.0%)$23,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,605
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
$554,000
Short-life (5/15-yr)
$133,000 · 24%
Year-1 deduction
$133,000
Year-1 tax shield @ 32%
$43,000
Land 8% (county tax record, market value split) · building $421,000 over 39 years
Based on: 2,666 sq ft, built 1988, 3 bd / 2.5 ba, furnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $68,000 in year 1 (12% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,800
Kitchen cabinetsdefault
$11,600 new × 40% good × 2.53 allocation
- $9,600
Kitchen countertopsdefault
$9,500 new × 40% good × 2.53 allocation
- $4,700
Decorative trimdefault
$4,700 new × 40% good × 2.53 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.53 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.53 allocation
- $6,800
Window coverings (27)default
$6,800 new × 40% good × 2.53 allocation
- $9,200
Kitchen & laundry equipment plumbingdefault
$9,100 new × 40% good × 2.53 allocation
- $5,500
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 40% good × 2.53 allocation
- $7,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.53 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,500
Paving: driveway & walks (paved)default
$10,700 new × 50% good × 2.53 allocation
- $13,000
Landscaping (typical)default
$10,300 new × 50% good × 2.53 allocation
- $3,300
Patiosdefault
$2,600 new × 50% good × 2.53 allocation
- $38,000
Decks & porches (attached)listing
$30,000 new × 50% good × 2.53 allocation
- $293,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$289,800 new × 40% good × 2.53 allocation
- $30,400
Building plumbing & fixturesdefault
$30,000 new × 40% good × 2.53 allocation
- $31,500
Building electrical & lightingdefault
$31,100 new × 40% good × 2.53 allocation
- $30,400
HVACdefault
$30,000 new × 40% good × 2.53 allocation
- $17,400
Hardwood & tile floorsdefault
$17,200 new × 40% good × 2.53 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.53 allocation
- $15,200
Septic systemlisting
$12,000 new × 50% good × 2.53 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,800 | $67,900 | $500 | $133,100 |
| 2 | $0 | $0 | $10,800 | $10,800 |
| 3 | $0 | $0 | $10,800 | $10,800 |
| 4 | $0 | $0 | $10,800 | $10,800 |
| 5 | $0 | $0 | $10,800 | $10,800 |
| 6+ | $0 | $0 | $377,300 | $377,300 |
| Total | $64,800 | $67,900 | $420,900 | $553,600 |
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.