Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

152 Cowboy Way

Mineral Bluff, GA 30559

$474,900

3 bd · 2 ba · 1,920 sqft · Listed 1d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

2006

Sqft

1,920

Lot sqft

92,783

HOA / mo

None

Furnished

Yes

List date

2026-10-27T15:00:03.000000Z

Revenue

Annual revenue

$29,988

ADR

$189

Occupancy

43%

Cleaning fees (12 mo)

$5,523

Confidence

Low (33.57), 17 comps

Comp revenue range (p25 / median / p75)

$14,916$27,191$36,856

Median revenue of shown comps: $27,191

Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ
Cabin · 3 bd · 2 ba · sleeps 8 · 331 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $5,987ADR $273Occ ≈ 6%4.4★ (29)
Airbnb Vrbo Booking
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $9,441ADR $240Occ ≈ 11%5★ (3)
Booking
Take it Easy Cabin with Hot Tub- *Pet Friendly*
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $27,191ADR $148Occ ≈ 50%4.9★ (28)
Airbnb Vrbo
Hot Tub | Pool Table | Fire Pit | Views | Pets
Cabin · 3 bd · 3 ba · sleeps 9 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $29,667ADR $351Occ ≈ 23%5★ (116)
Airbnb Vrbo
Dog Friendly 10 Acre Retreat Fly Fishing and Pond
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $72,880ADR $249Occ ≈ 80%4.9★ (234)
Airbnb Vrbo
Luxury Modern - VIEW - 4 acres
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +6
Revenue $8,896ADR $345Occ ≈ 7%5★ (9)
Airbnb Booking
Hot Tub| 10 min to Downtown Blue Ridge | Game room
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $12,187ADR $236Occ ≈ 14%4.8★ (11)
Airbnb Vrbo Booking
Keys to the Woods | Game Room | Fire Pit | Hot Tub
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $36,856ADR $279Occ ≈ 36%5★ (2)
Delisted
Keys to the Woods
Cabin · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $52,133ADR $219Occ ≈ 65%5★ (83)
Delisted
Autumn's Bend-Creekside-Peaceful-Firepit-Games
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $64,090ADR $249Occ ≈ 71%5★ (242)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ Cabin A/C Free parking Pets OK Wifi +5	3 bd · 2 ba · sleeps 8	$5,987	$273	6%	4.4★ (29)	331 ft	Airbnb Vrbo Booking
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ Vacation home	3 bd · 2 ba · sleeps 8	$9,441	$240	11%	5★ (3)	0.1 mi	Booking
Take it Easy Cabin with Hot Tub- Pet Friendly Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2.5 ba · sleeps 7	$27,191	$148	50%	4.9★ (28)	0.1 mi	Airbnb Vrbo
Hot Tub \| Pool Table \| Fire Pit \| Views \| Pets Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 9	$29,667	$351	23%	5★ (116)	0.3 mi	Airbnb Vrbo
Dog Friendly 10 Acre Retreat Fly Fishing and Pond Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 6	$72,880	$249	80%	4.9★ (234)	0.3 mi	Airbnb Vrbo
Luxury Modern - VIEW - 4 acres House Hot tub A/C Free parking Wifi +6	3 bd · 2 ba · sleeps 8	$8,896	$345	7%	5★ (9)	0.4 mi	Airbnb Booking
Hot Tub\| 10 min to Downtown Blue Ridge \| Game room Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 7	$12,187	$236	14%	4.8★ (11)	0.5 mi	Airbnb Vrbo Booking
Keys to the Woods \| Game Room \| Fire Pit \| Hot Tub Cabin	3 bd · 2 ba · sleeps 7	$36,856	$279	36%	5★ (2)	0.5 mi	Delisted
Keys to the Woods Cabin	3 bd · 2 ba · sleeps 7	$52,133	$219	65%	5★ (83)	0.5 mi	Delisted
Autumn's Bend-Creekside-Peaceful-Firepit-Games Cabin A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 6	$64,090	$249	71%	5★ (242)	0.5 mi	Airbnb Vrbo Booking

Show 7 more

Cabin on Water Scenic Fly Fishing Firepit Games
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $33,514ADR $263Occ ≈ 35%5★ (66)
Airbnb Vrbo Booking
Riley's Ridge
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $33,219ADR $221Occ ≈ 41%5★ (40)
Airbnb Vrbo
Tranquility OTB-Pool, Game Room,5 min Blue Ridge
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Wifi
- Fireplace
- +1
Revenue $14,916ADR $189Occ ≈ 22%4.8★ (5)
Airbnb Vrbo
Serene Cabin 8 mins to Blue Ridge! Epic Game Room!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $61,316ADR $261Occ ≈ 64%5★ (65)
Airbnb Vrbo
Hemptown Hideway
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $24,408ADR $296Occ ≈ 23%4.7★ (16)
Airbnb Vrbo Booking
Creekside Valley Fire pit, games, Atari and darts.
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $15,522ADR $168Occ ≈ 25%5★ (1)
Airbnb Vrbo
Blue Ridge Mountain View, Full Wall of Windows
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.8 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $24,890ADR $371Occ ≈ 18%5★ (2)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cabin on Water Scenic Fly Fishing Firepit Games Cabin A/C Wifi Kitchen Washer +1	3 bd · 2 ba · sleeps 6	$33,514	$263	35%	5★ (66)	0.6 mi	Airbnb Vrbo Booking
Riley's Ridge Cabin Hot tub A/C Free parking Wifi +4	3 bd · 2 ba · sleeps 8	$33,219	$221	41%	5★ (40)	0.6 mi	Airbnb Vrbo
Tranquility OTB-Pool, Game Room,5 min Blue Ridge Cabin A/C Free parking Wifi Fireplace +1	3 bd · 2.5 ba · sleeps 8	$14,916	$189	22%	4.8★ (5)	0.6 mi	Airbnb Vrbo
Serene Cabin 8 mins to Blue Ridge! Epic Game Room! Cabin	3 bd · 2 ba · sleeps 8	$61,316	$261	64%	5★ (65)	0.7 mi	Airbnb Vrbo
Hemptown Hideway Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 8	$24,408	$296	23%	4.7★ (16)	0.7 mi	Airbnb Vrbo Booking
Creekside Valley Fire pit, games, Atari and darts. Cabin	3 bd · 3 ba · sleeps 7	$15,522	$168	25%	5★ (1)	0.7 mi	Airbnb Vrbo
Blue Ridge Mountain View, Full Wall of Windows Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2.5 ba · sleeps 6	$24,890	$371	18%	5★ (2)	0.8 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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$29,988

NOI

$11,023

Cash flow /mo

-$1,712

Cash needed

$137,721

Cash-on-cash

-14.9%

ROE (yr 1)

-2.4%

Cap rate

2.3%

DSCR

0.35

Year-1 write-off

$77,428

Year-1 tax shield @ 32%

$24,777

Year-1 return on equity

Cash flow (annual)-$20,548
Principal paydown$2,934
Appreciation at%$14,247

ROE-2.4%

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)$5,998
Platform fees (3% of revenue)$900
Maintenance / capex (5% of revenue)$1,499
Utilities & supplies$4,200
HOA$0
Property tax$1,311
Insurance (STR-rated)$5,058

Cash needed to close

Down payment (25%)$118,725
Closing costs (4.0%)$18,996
Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

Tax shield @ 32%$24,777

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

$453,000

Short-life (5/15-yr)

$77,000 · 17%

Year-1 deduction

$77,000

Year-1 tax shield @ 32%

$25,000

Land 5% (county tax record, market value split) · building $376,000 over 39 years

Based on: 1,920 sq ft, built 2006, 3 bd / 2 ba, furnished, listing features (fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $57,000 in year 1 (12% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$54,900

Kitchen cabinetsdefault
$10,000 new × 40% good × 2.04 allocation
$8,200
Kitchen countertopsdefault
$8,200 new × 40% good × 2.04 allocation
$6,700
Decorative trimdefault
$3,400 new × 40% good × 2.04 allocation
$2,700
Mirrorsdefault
$300 new × 40% good × 2.04 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 2.04 allocation
$1,000
Window coverings (19)default
$4,800 new × 40% good × 2.04 allocation
$3,900
Carpet, vinyl & laminate (33% of floors)listing
$4,100 new × 40% good × 2.04 allocation
$3,400
Kitchen & laundry equipment plumbingdefault
$7,800 new × 60% good × 2.04 allocation
$9,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 60% good × 2.04 allocation
$5,800
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.04 allocation
$5,700
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
$7,800

15-year land improvements$22,100

Paving: driveway & walks (paved)default
$9,100 new × 50% good × 2.04 allocation
$9,300
Landscaping (typical)default
$8,700 new × 50% good × 2.04 allocation
$8,900
Patiosdefault
$1,900 new × 50% good × 2.04 allocation
$1,900
Decks & porches (attached)default
$1,900 new × 50% good × 2.04 allocation
$1,900

Building, 39-year$375,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$208,300 new × 67% good × 2.04 allocation
$283,800
Building plumbing & fixturesdefault
$21,600 new × 60% good × 2.04 allocation
$26,500
Building electrical & lightingdefault
$21,600 new × 60% good × 2.04 allocation
$26,500
HVACdefault
$21,600 new × 40% good × 2.04 allocation
$17,700
Hardwood & tile floorsdefault
$8,200 new × 40% good × 2.04 allocation
$6,700
Fireplacelisting
$2,600 new × 40% good × 2.04 allocation
$2,200
Septic systemlisting
$12,000 new × 50% good × 2.04 allocation
$12,300

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	$54,900	$22,100	$400	$77,400
2	$0	$0	$9,600	$9,600
3	$0	$0	$9,600	$9,600
4	$0	$0	$9,600	$9,600
5	$0	$0	$9,600	$9,600
6+	$0	$0	$336,700	$336,700
Total	$54,900	$22,100	$375,600	$452,600

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.