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777 Williamstown Rd

777 Williamstown Rd

Mineral Bluff, GA 30559

$375,000

3 bd · 2.5 ba · Listed 1d ago

View on Realtor.com →

Year built

1956

Sqft

—

Lot sqft

94,961

HOA / mo

None

Furnished

No

List date

2026-10-19T22:06:03.000000Z

Revenue

Annual revenue

$29,895

ADR

$255

Occupancy

32%

Cleaning fees (12 mo)

$5,854

Confidence

Med (57.66), 9 comps

Comp revenue range (p25 / median / p75)

$23,450$26,824$30,253

Median revenue of shown comps: $26,824

  • A Cozy Corner Cabin at Wolf Creek

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 423 ft

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $26,007ADR $327Occ ≈ 22%5★ (2)

    Airbnb

  • Blue Ridge Mtn Cabin – Hot Tub, Pool Table, Fire P

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $48,846ADR $277Occ ≈ 48%4.9★ (56)

    AirbnbVrboBooking

  • Hibernation Station-Pet Friendly,Hot Tub,Billiards

    House · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $23,450ADR $344Occ ≈ 19%5★ (4)

    AirbnbVrbo

  • Hot Tub + Views! Creekside Blue Ridge Mtn Escape

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $53,075ADR $306Occ ≈ 48%4.9★ (165)

    AirbnbVrboBooking

  • Creekside Craftsman Retreat in North GA Mountains!

    House · 3 bd · 2.5 ba · sleeps 10 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $14,743ADR $223Occ ≈ 18%4.9★ (129)

    AirbnbVrboBooking

  • At Water's Edge Hot Tub Fish From Cabin Secluded

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $29,806ADR $257Occ ≈ 32%4.8★ (17)

    AirbnbVrboBooking

  • Mountain Views near Blue Ridge!

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $30,253ADR $185Occ ≈ 45%5★ (67)

    AirbnbVrbo

  • Sugar Maple private mountain oasis w/ hot tub

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $26,824ADR $177Occ ≈ 42%4.8★ (57)

    Airbnb

  • Normita's Cottage 3-BR GA Mountains

    Cottage · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +5

    Revenue $19,007ADR $259Occ ≈ 20%5★ (23)

    Airbnb

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

$29,895

NOI

$12,773

Cash flow /mo

$1,064

Cash needed

$409,500

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.9%

Cap rate

3.4%

DSCR

—

Year-1 write-off

$102,724

Year-1 tax shield @ 32%

$32,872

Year-1 return on equity

  • Cash flow (annual)$12,773
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$11,250
ROE5.9%

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)$5,979
  • Platform fees (3% of revenue)$897
  • Maintenance / capex (5% of revenue)$1,495
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$558
  • Insurance (STR-rated)$3,994

Cash needed to close

  • Purchase price (all cash)$375,000
  • Closing costs (4.0%)$15,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,872

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

$316,000

Short-life (5/15-yr)

$83,000 · 26%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 16% (county tax record, market value split) · building $233,000 over 39 years · new furniture $20,000

Based on: ~1,900 sq ft (from beds), built 1956, 3 bd / 2.5 ba, unfurnished, listing features (patio, fence, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $82,000 in year 1 (20% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$66,900

  • Kitchen cabinetsdefault

    $10,000 new × 40% good × 2.04 allocation

    $8,100

  • Kitchen countertopsdefault

    $8,200 new × 40% good × 2.04 allocation

    $6,700

  • Decorative trimdefault

    $3,300 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 (100% of floors)listing

    $12,200 new × 40% good × 2.04 allocation

    $10,000

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 40% good × 2.04 allocation

    $6,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 40% good × 2.04 allocation

    $3,800

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

    $5,700 new × 40% good × 2.04 allocation

    $4,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$35,500

  • Paving: driveway & walks (paved)default

    $9,000 new × 50% good × 2.04 allocation

    $9,200

  • Landscaping (minimal)listing

    $4,300 new × 50% good × 2.04 allocation

    $4,400

  • Patioslisting

    $8,600 new × 50% good × 2.04 allocation

    $8,700

  • Decks & porches (attached)default

    $1,900 new × 50% good × 2.04 allocation

    $1,900

  • Fencinglisting

    $6,000 new × 50% good × 2.04 allocation

    $6,100

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.04 allocation

    $5,100
Building, 39-year$233,000

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

    $206,100 new × 40% good × 2.04 allocation

    $168,400

  • Building plumbing & fixturesdefault

    $21,400 new × 40% good × 2.04 allocation

    $17,500

  • Building electrical & lightingdefault

    $21,400 new × 40% good × 2.04 allocation

    $17,400

  • HVACdefault

    $21,400 new × 40% good × 2.04 allocation

    $17,500

  • Septic systemlisting

    $12,000 new × 50% good × 2.04 allocation

    $12,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$66,900$35,500$200$102,700
2$0$0$6,000$6,000
3$0$0$6,000$6,000
4$0$0$6,000$6,000
5$0$0$6,000$6,000
6+$0$0$208,900$208,900
Total$66,900$35,500$233,000$335,500

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: 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.