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278 Arapaho Walk

278 Arapaho Walk

Mineral Bluff, GA 30559

$789,000

4 bd · 3 ba · 2,518 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2009

Sqft

2,518

Lot sqft

175,982

HOA / mo

$33

Furnished

No

List date

2026-10-01T15:34:40.000000Z

Revenue

Annual revenue

$35,973

ADR

$293

Occupancy

34%

Cleaning fees (12 mo)

$7,570

Confidence

Low (48.77), 7 comps

Comp revenue range (p25 / median / p75)

$23,389$35,600$40,550

  • Stag Horn Lodge Stay

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.1 mi

    Revenue $25,500ADR $316Occ ≈ 22%4.5★ (41)

    AirbnbVrbo

  • NEW Arcade & Firepit, Spacious, Amenities, Fam Friendly, Location to Blue Ridge!

    Cabin · 3 bd · 4 ba · sleeps 10 · 0.3 mi

    Revenue $48,567ADR $481Occ ≈ 28%5★ (1)

    Vrbo

  • FirePit | Family Friendly | Outdoor Swings | Local

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.4 mi

    Revenue $54,579ADR $341Occ ≈ 44%5★ (154)

    AirbnbVrbo

  • Magic Happens in the Mountains of Blue Ridge!

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $35,834ADR $344Occ ≈ 29%5★ (97)

    AirbnbVrbo

  • NEW Luxury Cabin | Hot Tub+Wet Bar+EV+Mtn Views

    Cabin · 3 bd · 3 ba · sleeps 11 · 0.6 mi

    Revenue $3,595ADR $276Occ ≈ 4%5★ (1)

    AirbnbVrboBooking

  • Babbling Brook -Outdoor Living at its Best

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $37,877ADR $218Occ ≈ 48%5★ (31)

    AirbnbVrboBooking

  • HavenView - pets, private, view, near Blue Ridge

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $35,365ADR $255Occ ≈ 38%5★ (15)

    AirbnbVrbo

  • HavenView - Mountain view, private, game room, dog friendly

    Vacation home · 4 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $17,055ADR $192Occ ≈ 24%—

    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

Est. revenue

$35,973

NOI

$11,213

Cash flow /mo

$934

Cash needed

$843,560

Cash-on-cash (all cash)

1.3%

ROE (yr 1)

4.1%

Cap rate

1.4%

DSCR

—

Year-1 write-off

$155,296

Year-1 tax shield @ 32%

$49,695

Year-1 return on equity

  • Cash flow (annual)$11,213
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,670
ROE4.1%

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)$7,195
  • Platform fees (3% of revenue)$1,079
  • Maintenance / capex (5% of revenue)$1,799
  • Utilities & supplies$4,200
  • HOA$396
  • Property tax$1,689
  • Insurance (STR-rated)$8,403

Cash needed to close

  • Purchase price (all cash)$789,000
  • Closing costs (4.0%)$31,560
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$49,695

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

$740,000

Short-life (5/15-yr)

$132,000 · 18%

Year-1 deduction

$155,000

Year-1 tax shield @ 32%

$50,000

Land 6% (county tax record, market value split) · building $608,000 over 39 years · new furniture $23,000

Based on: 2,518 sq ft, built 2009, 4 bd / 3 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $97,000 in year 1 (10% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$83,100

  • Kitchen cabinetsdefault

    $11,300 new × 40% good × 2.34 allocation

    $10,600

  • Kitchen countertopsdefault

    $9,300 new × 40% good × 2.34 allocation

    $8,700

  • Decorative trimdefault

    $4,400 new × 40% good × 2.34 allocation

    $4,100

  • Mirrorsdefault

    $500 new × 40% good × 2.34 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 2.34 allocation

    $1,400

  • Window coverings (25)default

    $6,300 new × 40% good × 2.34 allocation

    $5,900

  • Kitchen & laundry equipment plumbingdefault

    $8,800 new × 66% good × 2.34 allocation

    $13,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 66% good × 2.34 allocation

    $8,200

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.34 allocation

    $7,200

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$71,500

  • Paving: driveway & walks (paved)default

    $10,400 new × 50% good × 2.34 allocation

    $12,200

  • Landscaping (minimal)listing

    $5,000 new × 50% good × 2.34 allocation

    $5,900

  • Patioslisting

    $11,300 new × 50% good × 2.34 allocation

    $13,300

  • Decks & porches (attached)listing

    $28,300 new × 50% good × 2.34 allocation

    $33,200

  • Fencinglisting

    $6,000 new × 50% good × 2.34 allocation

    $7,000
Building, 39-year$608,200

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $273,200 new × 72% good × 2.34 allocation

    $458,500

  • Building plumbing & fixturesdefault

    $28,400 new × 66% good × 2.34 allocation

    $43,900

  • Building electrical & lightingdefault

    $29,200 new × 66% good × 2.34 allocation

    $45,100

  • HVACdefault

    $28,400 new × 40% good × 2.34 allocation

    $26,600

  • Hardwood & tile floorsdefault

    $16,200 new × 40% good × 2.34 allocation

    $15,200

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.34 allocation

    $4,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.34 allocation

    $14,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$83,100$71,500$700$155,300
2$0$0$15,600$15,600
3$0$0$15,600$15,600
4$0$0$15,600$15,600
5$0$0$15,600$15,600
6+$0$0$545,200$545,200
Total$83,100$71,500$608,200$762,800

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: 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.