100 Arrow Way
Mineral Bluff, GA 30559
$520,000
4 bd · 3 ba · 2,574 sqft · Listed 1d ago
View on Realtor.com →Year built
2001
Sqft
2,574
Lot sqft
87,120
HOA / mo
$0
Furnished
No
List date
2026-09-28T14:03:39.000000Z
Revenue
Annual revenue
$38,697
ADR
$256
Occupancy
41%
Cleaning fees (12 mo)
$5,886
Confidence
Low (34.35), 15 comps
Comp revenue range (p25 / median / p75)
Nature's Retreat rustic cabin nestled in the north Georgia mountains.
Cabin · 4 bd · 3 ba · sleeps 9 · 154 ft
Revenue $22,032ADR $225Occ ≈ 27%5★ (167)
Bucking Bison - Pet friendly, mountain view, hot tub, game room, fire pit and more!
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $19,405ADR $268Occ ≈ 20%5★ (6)
Falcon's Lair- Pet Friendly | EV Car Charger | Outdoor Fireplace | Game Room
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $100,179ADR $497Occ ≈ 55%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Nature's Retreat rustic cabin nestled in the north Georgia mountains. Cabin | 4 bd · 3 ba · sleeps 9 | $22,032 | $225 | 27% | 5★ (167) | 154 ft | Vrbo |
The Stick House - Mineral Bluff, GA Cabin | 4 bd · 3 ba · sleeps 8 | $5,466 | $430 | 3% | 4.8★ (5) | 253 ft | AirbnbVrboBooking |
Mountain Views w/ Slide | Hot Tub | Game Room House | 4 bd · 3 ba · sleeps 8 | $30,823 | $291 | 29% | 5★ (10) | 253 ft | AirbnbVrboBooking |
Toccoa River Lodge | Blue Ridge, GA Cabin | 4 bd · 3 ba · sleeps 8 | $40,939 | $531 | 21% | 4.7★ (5) | 0.3 mi | AirbnbVrbo |
Bucking Bison - Pet friendly, mountain view, hot tub, game room, fire pit and more! Vacation home | 4 bd · 3 ba · sleeps 8 | $19,405 | $268 | 20% | 5★ (6) | 0.4 mi | Booking |
New luxury cabin w/River access, hot-tub, peaceful Cabin | 4 bd · 3.5 ba · sleeps 11 | $95,017 | $340 | 77% | 5★ (149) | 0.5 mi | AirbnbVrbo |
Privacy Peak- Mtn Views, Pool Table, King Beds Cabin | 4 bd · 4 ba · sleeps 12 | $99,738 | $609 | 45% | 4.8★ (16) | 0.5 mi | AirbnbVrbo |
Falcon's Lair- Pet Friendly | EV Car Charger | Outdoor Fireplace | Game Room Vacation home | 4 bd · 4 ba · sleeps 10 | $100,179 | $497 | 55% | — | 0.6 mi | Booking |
Rivers Edge Lodge Cabin | 4 bd · 3.5 ba · sleeps 10 | $72,005 | $533 | 37% | 4.8★ (98) | 0.7 mi | AirbnbVrboBooking |
EZ Come EZ Geaux- Pet Friendly, HotTub, Fire Pit House | 4 bd · 3.5 ba · sleeps 10 | $76,546 | $622 | 34% | 4.9★ (6) | 0.7 mi | AirbnbVrboBooking |
Show all 15 comps
Friends in High Places
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.7 mi
Revenue $95,659ADR $566Occ ≈ 46%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Elegant Cabin | Views | Hot Tub | Firepit Cabin | 4 bd · 3.5 ba · sleeps 8 | $13,003 | $492 | 7% | 5★ (86) | 0.7 mi | AirbnbVrbo |
Beautiful mtn views, hot tub, fire pit, pool table House | 4 bd · 3.5 ba · sleeps 8 | $28,497 | $406 | 19% | 5★ (12) | 0.7 mi | AirbnbVrbo |
Friends in High Places Vacation home | 4 bd · 4 ba · sleeps 10 | $95,659 | $566 | 46% | — | 0.7 mi | Booking |
EZ Come EZ Geaux - Stunning Mtn Views - Hot Tub House | 4 bd · 3.5 ba · sleeps 10 | $55,895 | $435 | 35% | 5★ (21) | 0.7 mi | AirbnbVrboBooking |
ChaseMtn Chalet | Hot Tub | View | River access Cabin | 4 bd · 3 ba · sleeps 8 | $31,098 | $297 | 29% | 5★ (18) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,697
NOI
$16,271
Cash flow /mo
-$1,446
Cash needed
$179,800
Cash-on-cash
-9.7%
ROE (yr 1)
0.9%
Cap rate
3.1%
DSCR
0.48
Year-1 write-off
$129,491
Year-1 tax shield @ 32%
$41,437
Year-1 return on equity
- Cash flow (annual)-$17,354
- Principal paydown$3,403
- Appreciation at%$15,600
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,739
- Platform fees (3% of revenue)$1,161
- Maintenance / capex (5% of revenue)$1,935
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,853
- Insurance (STR-rated)$5,538
Cash needed to close
- Down payment (25%)$130,000
- Closing costs (4.0%)$20,800
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,437
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
$483,000
Short-life (5/15-yr)
$99,000 · 21%
Year-1 deduction
$129,000
Year-1 tax shield @ 32%
$41,000
Land 7% (county tax record, market value split) · building $384,000 over 39 years · new furniture $29,000
Based on: 2,574 sq ft, built 2001, 4 bd / 3 ba, unfurnished, listing features (deck, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $84,000 in year 1 (11% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,200
Kitchen cabinetsdefault
$11,400 new × 40% good × 1.79 allocation
- $6,700
Kitchen countertopsdefault
$9,400 new × 40% good × 1.79 allocation
- $3,200
Decorative trimdefault
$4,500 new × 40% good × 1.79 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.79 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.79 allocation
- $4,700
Window coverings (26)default
$6,500 new × 40% good × 1.79 allocation
- $5,900
Carpet, vinyl & laminate (50% of floors)listing
$8,300 new × 40% good × 1.79 allocation
- $8,000
Kitchen & laundry equipment plumbingdefault
$8,900 new × 50% good × 1.79 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 50% good × 1.79 allocation
- $4,200
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 1.79 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,400
Paving: driveway & walks (paved)default
$10,500 new × 50% good × 1.79 allocation
- $9,100
Landscaping (typical)default
$10,100 new × 50% good × 1.79 allocation
- $2,300
Patiosdefault
$2,500 new × 50% good × 1.79 allocation
- $25,900
Decks & porches (attached)listing
$29,000 new × 50% good × 1.79 allocation
- $5,400
Fencinglisting
$6,000 new × 50% good × 1.79 allocation
- $292,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$279,300 new × 58% good × 1.79 allocation
- $26,000
Building plumbing & fixturesdefault
$29,000 new × 50% good × 1.79 allocation
- $26,800
Building electrical & lightingdefault
$29,900 new × 50% good × 1.79 allocation
- $20,800
HVACdefault
$29,000 new × 40% good × 1.79 allocation
- $5,900
Hardwood & tile floorsdefault
$8,300 new × 40% good × 1.79 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.79 allocation
- $10,800
Septic systemlisting
$12,000 new × 50% good × 1.79 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,200 | $52,100 | $1,200 | $129,500 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $343,500 | $343,500 |
| Total | $76,200 | $52,100 | $384,100 | $512,400 |
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 and Georgia 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.