624 Rhonda Ln
Mineral Bluff, GA 30559
$675,000
3 bd · 3 ba · 2,080 sqft · Listed 12d ago
View on Realtor.com →Year built
2005
Sqft
2,080
Lot sqft
109,336
HOA / mo
$13
Furnished
No
List date
2026-09-15T13:38:13.000000Z
Revenue
Annual revenue
$42,612
ADR
$274
Occupancy
43%
Cleaning fees (12 mo)
$9,190
Confidence
Med (60.32), 11 comps
Comp revenue range (p25 / median / p75)
Hibearnation ~ Panoramic mountain view with 2 king
Cabin · 3 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $32,126ADR $250Occ ≈ 35%5★ (75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Always on My Mind Cabin | 3 bd · 3 ba · sleeps 8 | $48,790 | $316 | 42% | 4.8★ (4) | 190 ft | AirbnbBooking |
Mountain View Cabin w/ Hot Tub & Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $38,577 | $334 | 32% | 4.5★ (4) | 404 ft | AirbnbVrbo |
Stargazer - Mountain View, Mineral Bluff Cabin | 3 bd · 3 ba · sleeps 6 | $36,766 | $339 | 30% | 5★ (26) | 0.1 mi | AirbnbVrboBooking |
Harvest Moon- View, dog friendly, hot tub, firepit Cabin | 3 bd · 3 ba · sleeps 6 | $25,361 | $166 | 42% | 5★ (31) | 0.1 mi | AirbnbVrboBooking |
Golden Getaway- Mineral Bluff GA Cabin | 3 bd · 3 ba · sleeps 6 | $31,659 | $290 | 30% | 5★ (1) | 0.1 mi | AirbnbVrboBooking |
Hawks Hideaway- Mineral Bluff GA Cabin | 3 bd · 3 ba · sleeps 7 | $64,935 | $567 | 31% | 4.6★ (5) | 0.1 mi | AirbnbVrboBooking |
The Eyrie Cabin | 3 bd · 3 ba · sleeps 6 | $21,306 | $278 | 21% | 5★ (132) | 0.2 mi | AirbnbVrbo |
Points of View- Pets OK, Hot Tub, Billiards, View! Cabin | 3 bd · 3 ba · sleeps 8 | $78,007 | $368 | 58% | 4.8★ (5) | 0.3 mi | AirbnbVrboBooking |
Hibearnation ~ Panoramic mountain view with 2 king Cabin | 3 bd · 3 ba · sleeps 9 | $32,126 | $250 | 35% | 5★ (75) | 0.4 mi | Airbnb |
Mountain view cabin | Hot tub | Peloton | Arcade Cabin | 3 bd · 3 ba · sleeps 7 | $42,690 | $299 | 39% | 5★ (149) | 0.4 mi | AirbnbVrbo |
Show all 11 comps
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
$42,612
NOI
$17,186
Cash flow /mo
-$2,205
Cash needed
$221,250
Cash-on-cash
-12.0%
ROE (yr 1)
-0.8%
Cap rate
2.5%
DSCR
0.39
Year-1 write-off
$145,757
Year-1 tax shield @ 32%
$46,642
Year-1 return on equity
- Cash flow (annual)-$26,462
- Principal paydown$4,417
- Appreciation at%$20,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,522
- Platform fees (3% of revenue)$1,278
- Maintenance / capex (5% of revenue)$2,131
- Utilities & supplies$4,200
- HOA$156
- Property tax$1,950
- Insurance (STR-rated)$7,189
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,642
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
$609,000
Short-life (5/15-yr)
$119,000 · 19%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 10% (county tax record, market value split) · building $490,000 over 39 years · new furniture $26,000
Based on: 2,080 sq ft, built 2005, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $92,000 in year 1 (11% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.51 allocation
- $8,500
Kitchen countertopsdefault
$8,500 new × 40% good × 2.51 allocation
- $3,600
Decorative trimdefault
$3,600 new × 40% good × 2.51 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.51 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.51 allocation
- $5,300
Window coverings (21)default
$5,300 new × 40% good × 2.51 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$8,100 new × 58% good × 2.51 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 58% good × 2.51 allocation
- $6,300
Appliances (microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$6,300 new × 40% good × 2.51 allocation
- $9,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.51 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.51 allocation
- $11,400
Landscaping (typical)default
$9,100 new × 50% good × 2.51 allocation
- $2,600
Patiosdefault
$2,100 new × 50% good × 2.51 allocation
- $29,300
Decks & porches (attached)listing
$23,400 new × 50% good × 2.51 allocation
- $367,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$225,600 new × 65% good × 2.51 allocation
- $34,000
Building plumbing & fixturesdefault
$23,400 new × 58% good × 2.51 allocation
- $34,300
Building electrical & lightingdefault
$23,600 new × 58% good × 2.51 allocation
- $23,500
HVACdefault
$23,400 new × 40% good × 2.51 allocation
- $13,400
Hardwood & tile floorsdefault
$13,400 new × 40% good × 2.51 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.51 allocation
- $15,000
Septic systemlisting
$12,000 new × 50% good × 2.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $89,100 | $55,100 | $1,600 | $145,800 |
| 2 | $0 | $0 | $12,600 | $12,600 |
| 3 | $0 | $0 | $12,600 | $12,600 |
| 4 | $0 | $0 | $12,600 | $12,600 |
| 5 | $0 | $0 | $12,600 | $12,600 |
| 6+ | $0 | $0 | $438,500 | $438,500 |
| Total | $89,100 | $55,100 | $490,300 | $634,500 |
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.