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390 Sun Valley Dr

390 Sun Valley Dr

Mineral Bluff, GA 30559

$445,000

3 bd · 2.5 ba · 2,040 sqft · Listed 8d ago

View on Realtor.com →
Low confidence

Year built

2002

Sqft

2,040

Lot sqft

64,033

HOA / mo

None

Furnished

Yes

List date

2026-11-04T17:52:28.000000Z

Revenue

Annual revenue

$37,146

ADR

$288

Occupancy

35%

Cleaning fees (12 mo)

$7,402

Confidence

Med (58.22), 5 comps

Comp revenue range (p25 / median / p75)

$24,954$34,152$41,270

Median revenue of shown comps: $34,152

  • Heated Pool, Hot Tub, King Bed Master

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $54,322ADR $288Occ ≈ 52%4.9★ (165)

    AirbnbVrbo

  • EAGLES BREEZE

    House · 3 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue $41,270ADR $382Occ ≈ 30%4★ (1)

    Booking

  • Eagles Breeze

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $24,954ADR $408Occ ≈ 17%4.8★ (47)

    AirbnbVrbo

  • Eagles Crest

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $34,152ADR $394Occ ≈ 24%5★ (41)

    AirbnbVrboBooking

  • Peaceful Cabin: The Poke

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.7 mi

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

    Revenue $17,293ADR $185Occ ≈ 26%5★ (30)

    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

Financing
Management

Est. revenue

$37,146

NOI

$16,243

Cash flow /mo

$1,354

Cash needed

$462,800

Cash-on-cash (all cash)

3.5%

ROE (yr 1)

6.4%

Cap rate

3.7%

DSCR

—

Year-1 write-off

$100,249

Year-1 tax shield @ 32%

$32,080

Year-1 return on equity

  • Cash flow (annual)$16,243
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,350
ROE6.4%

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)$7,429
  • Platform fees (3% of revenue)$1,114
  • Maintenance / capex (5% of revenue)$1,857
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,563
  • Insurance (STR-rated)$4,739

Cash needed to close

  • Purchase price (all cash)$445,000
  • Closing costs (4.0%)$17,800
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,080

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

$422,000

Short-life (5/15-yr)

$100,000 · 24%

Year-1 deduction

$100,000

Year-1 tax shield @ 32%

$32,000

Land 5% (county tax record, market value split) · building $322,000 over 39 years

Based on: 2,040 sq ft, built 2002, 3 bd / 2.5 ba, furnished, listing features (deck, fence, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $62,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$54,500

  • Kitchen cabinetsdefault

    $10,300 new × 40% good × 1.84 allocation

    $7,600

  • Kitchen countertopsdefault

    $8,400 new × 40% good × 1.84 allocation

    $6,200

  • Decorative trimdefault

    $3,600 new × 40% good × 1.84 allocation

    $2,600

  • Mirrorsdefault

    $300 new × 40% good × 1.84 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.84 allocation

    $900

  • Window coverings (20)default

    $5,000 new × 40% good × 1.84 allocation

    $3,700

  • Carpet, vinyl & laminate (67% of floors)listing

    $8,800 new × 40% good × 1.84 allocation

    $6,400

  • Kitchen & laundry equipment plumbingdefault

    $8,000 new × 52% good × 1.84 allocation

    $7,600

  • Kitchen, laundry & data equipment electricaldefault

    $4,800 new × 52% good × 1.84 allocation

    $4,600

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

    $6,000 new × 40% good × 1.84 allocation

    $4,400

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$45,400

  • Paving: driveway & walks (paved)default

    $9,400 new × 50% good × 1.84 allocation

    $8,600

  • Landscaping (typical)default

    $9,000 new × 50% good × 1.84 allocation

    $8,300

  • Patiosdefault

    $2,000 new × 50% good × 1.84 allocation

    $1,900

  • Decks & porches (attached)listing

    $23,000 new × 50% good × 1.84 allocation

    $21,100

  • Fencinglisting

    $6,000 new × 50% good × 1.84 allocation

    $5,500
Building, 39-year$321,800

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

    $221,400 new × 60% good × 1.84 allocation

    $244,500

  • Building plumbing & fixturesdefault

    $23,000 new × 52% good × 1.84 allocation

    $22,000

  • Building electrical & lightingdefault

    $23,100 new × 52% good × 1.84 allocation

    $22,100

  • HVACdefault

    $23,000 new × 40% good × 1.84 allocation

    $16,900

  • Hardwood & tile floorsdefault

    $4,400 new × 40% good × 1.84 allocation

    $3,200

  • Fireplacelisting

    $2,600 new × 40% good × 1.84 allocation

    $1,900

  • Septic systemlisting

    $12,000 new × 50% good × 1.84 allocation

    $11,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$54,500$45,400$300$100,200
2$0$0$8,200$8,200
3$0$0$8,200$8,200
4$0$0$8,200$8,200
5$0$0$8,200$8,200
6+$0$0$288,400$288,400
Total$54,500$45,400$321,800$421,700

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.