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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

405 Donna Lee Ln

405 Donna Lee Ln

Mineral Bluff, GA 30559

$629,900

3 bd · 3 ba · 1,800 sqft · Listed 19d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2000

Sqft

1,800

Lot sqft

59,677

HOA / mo

None

Furnished

Yes

List date

2026-09-08T22:16:16.000000Z

Revenue

Annual revenue

$38,332

ADR

$236

Occupancy

44%

Cleaning fees (12 mo)

$6,298

Confidence

Low (32.38), 9 comps

Comp revenue range (p25 / median / p75)

$20,824$29,496$43,897

  • Trout House! Hot Tub, Creek Sound, Dog Friendly

    Vacation home · 3 bd · 2 ba · sleeps 6 · 203 ft

    Revenue $12,585ADR $260Occ ≈ 13%—

    Booking

  • Mystic Creek Retreat (next to Blue Ridge)

    Cabin · 3 bd · 3 ba · sleeps 10 · 466 ft

    Revenue $26,569ADR $259Occ ≈ 28%4.9★ (75)

    AirbnbVrboBooking

  • Serenity Creekside • 3BR/3BA Retreat + Generator

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $29,496ADR $190Occ ≈ 43%5★ (19)

    Airbnb

  • The River's Edge

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $35,587ADR $318Occ ≈ 31%4.6★ (21)

    Vrbo

  • Prairie Mountain | Oasis Getaway- Adventure Awaits

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $1,299ADR $259Occ ≈ 1%4.8★ (146)

    AirbnbVrbo

  • Rustic Retreat | Mineral Bluff, GA

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

    Revenue $65,437ADR $384Occ ≈ 47%5★ (4)

    AirbnbVrbo

  • Gorgeous cabin with beautiful sunsets over the Toccoa River!

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.7 mi

    Revenue $71,290ADR $464Occ ≈ 42%4.8★ (30)

    Vrbo

  • Rustic Retreat - view-pets-games-hot tub-fire pit

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

    Revenue $43,897ADR $266Occ ≈ 45%5★ (10)

    AirbnbVrbo

  • Charming 3 bedroom on 10 private acres with a small branch below and hot tub!| 3 Bedroom, 2 Bathroom

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

    Revenue $20,824ADR $208Occ ≈ 27%5★ (68)

    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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$38,332

NOI

$15,202

Cash flow /mo

-$2,128

Cash needed

$182,671

Cash-on-cash

-14.0%

ROE (yr 1)

-1.4%

Cap rate

2.4%

DSCR

0.37

Year-1 write-off

$147,089

Year-1 tax shield @ 32%

$47,069

Year-1 return on equity

  • Cash flow (annual)-$25,530
  • Principal paydown$4,122
  • Appreciation at%$18,897
ROE-1.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)24.4%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$7,666
  • Platform fees (3% of revenue)$1,150
  • Maintenance / capex (5% of revenue)$1,917
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,489
  • Insurance (STR-rated)$6,708

Cash needed to close

  • Down payment (25%)$157,475
  • Closing costs (4.0%)$25,196
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$47,069

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

$597,000

Short-life (5/15-yr)

$146,000 · 24%

Year-1 deduction

$147,000

Year-1 tax shield @ 32%

$47,000

Land 5% (county tax record, market value split) · building $451,000 over 39 years

Based on: 1,800 sq ft, built 2000, 3 bd / 3 ba, furnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $86,000 in year 1 (14% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$77,900

  • Kitchen cabinetsdefault

    $9,700 new × 40% good × 3.06 allocation

    $11,900

  • Kitchen countertops (stone)listing

    $10,000 new × 40% good × 3.06 allocation

    $12,200

  • Decorative trimdefault

    $3,200 new × 40% good × 3.06 allocation

    $3,900

  • Mirrorsdefault

    $500 new × 40% good × 3.06 allocation

    $600

  • Shelvingdefault

    $1,200 new × 40% good × 3.06 allocation

    $1,500

  • Window coverings (18)default

    $4,500 new × 40% good × 3.06 allocation

    $5,500

  • Carpet, vinyl & laminate (50% of floors)listing

    $5,800 new × 40% good × 3.06 allocation

    $7,100

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 48% good × 3.06 allocation

    $11,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 48% good × 3.06 allocation

    $6,700

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

    $5,900 new × 40% good × 3.06 allocation

    $7,200

  • 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$67,800

  • Paving: driveway & walks (paved)default

    $8,800 new × 50% good × 3.06 allocation

    $13,500

  • Landscaping (typical)default

    $8,500 new × 50% good × 3.06 allocation

    $12,900

  • Patiosdefault

    $1,800 new × 50% good × 3.06 allocation

    $2,700

  • Decks & porches (attached)listing

    $20,300 new × 50% good × 3.06 allocation

    $31,000

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 3.06 allocation

    $7,600
Building, 39-year$450,900

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

    $195,000 new × 57% good × 3.06 allocation

    $338,200

  • Building plumbing & fixturesdefault

    $20,200 new × 48% good × 3.06 allocation

    $29,700

  • Building electrical & lightingdefault

    $20,100 new × 48% good × 3.06 allocation

    $29,500

  • HVACdefault

    $20,300 new × 40% good × 3.06 allocation

    $24,800

  • Hardwood & tile floorsdefault

    $5,800 new × 40% good × 3.06 allocation

    $7,100

  • Fireplacelisting

    $2,600 new × 40% good × 3.06 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 50% good × 3.06 allocation

    $18,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$77,900$67,800$1,400$147,100
2$0$0$11,600$11,600
3$0$0$11,600$11,600
4$0$0$11,600$11,600
5$0$0$11,600$11,600
6+$0$0$403,200$403,200
Total$77,900$67,800$450,900$596,500

The building's share of the price ($586,000) is 3.1x our depreciated replacement cost of the home ($192,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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: Georgia disallows 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.