185 Pine Ln
Mineral Bluff, GA 30559
$798,850
4 bd · 3 ba · 3,072 sqft · Listed 8d ago
View on Realtor.com →Year built
2020
Sqft
3,072
Lot sqft
304,484
HOA / mo
None
Furnished
Yes
List date
2026-09-19T01:57:39.000000Z
Revenue
Annual revenue
$67,887
ADR
$379
Occupancy
49%
Cleaning fees (12 mo)
$11,583
Confidence
Low (25.27), 7 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Pursuit of Happiness - Hot tub, pet-friendly Cabin | 3 bd · 3 ba · sleeps 8 | $32,082 | $327 | 27% | 5★ (56) | 161 ft | AirbnbVrbo |
 Epic Treehouse, 4 Acres, Creek and Movie Theatre Cabin | 3 bd · 3 ba · sleeps 10 | $119,778 | $409 | 80% | 5★ (73) | 0.1 mi | AirbnbVrbo |
 Heated Pool-Sauna-Mountain Views-Hot Tub-Game Room House | 4 bd · 3.5 ba · sleeps 14 | $185,479 | $607 | 84% | 5★ (93) | 0.2 mi | AirbnbVrbo |
 Private 4 Acres w/ Creek~Fire Pit~Game Tables! Cabin | 4 bd · 3 ba · sleeps 12 | $61,467 | $299 | 56% | 5★ (144) | 0.3 mi | AirbnbVrbo |
 Pursuit of Happiness House | 3 bd · 3 ba · sleeps 8 | $31,210 | $281 | 30% | 4.9★ (60) | 0.6 mi | AirbnbVrboBooking |
 Absolute *BEST CABIN* in Blue Ridge 3 KING Beds House | 4 bd · 4 ba · sleeps 12 | $72,256 | $568 | 35% | 5★ (90) | 0.6 mi | AirbnbVrbo |
 Luxury Cabin Near Blue Ridge*Casino, Tubing, Lake Cabin | 4 bd · 3.5 ba · sleeps 14 | $35,007 | $461 | 21% | 5★ (51) | 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
$67,887
NOI
$34,721
Cash flow /mo
-$1,411
Cash needed
$231,667
Cash-on-cash
-7.3%
ROE (yr 1)
5.3%
Cap rate
4.3%
DSCR
0.67
Year-1 write-off
$108,256
Year-1 tax shield @ 32%
$34,642
Year-1 return on equity
- Cash flow (annual)-$16,936
- Principal paydown$5,228
- Appreciation at%$23,966
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,577
- Platform fees (3% of revenue)$2,037
- Maintenance / capex (5% of revenue)$3,394
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,450
- Insurance (STR-rated)$8,508
Cash needed to close
- Down payment (25%)$199,713
- Closing costs (4.0%)$31,954
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,642
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
$681,000
Short-life (5/15-yr)
$106,000 · 16%
Year-1 deduction
$108,000
Year-1 tax shield @ 32%
$35,000
Land 15% (county tax record, market value split) · building $574,000 over 39 years
Based on: 3,072 sq ft, built 2020, 4 bd / 3 ba, furnished, listing features (game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $73,000 in year 1 (10% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,400
Kitchen cabinetsdefault
$12,500 new × 76% good × 1.41 allocation
- $11,000
Kitchen countertopsdefault
$10,300 new × 76% good × 1.41 allocation
- $5,800
Decorative trimdefault
$5,400 new × 76% good × 1.41 allocation
- $300
Mirrorsdefault
$500 new × 50% good × 1.41 allocation
- $1,600
Shelvingdefault
$1,500 new × 76% good × 1.41 allocation
- $4,400
Window coverings (31)default
$7,800 new × 40% good × 1.41 allocation
- $4,600
Carpet, vinyl & laminate (33% of floors)listing
$6,600 new × 50% good × 1.41 allocation
- $12,100
Kitchen & laundry equipment plumbingdefault
$9,800 new × 88% good × 1.41 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 88% good × 1.41 allocation
- $4,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 50% good × 1.41 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $12,300
Paving: driveway & walks (paved)default
$11,500 new × 76% good × 1.41 allocation
- $11,800
Landscaping (typical)default
$11,100 new × 76% good × 1.41 allocation
- $3,200
Patiosdefault
$3,000 new × 76% good × 1.41 allocation
- $3,000
Decks & porches (attached)default
$3,000 new × 70% good × 1.41 allocation
- $422,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$333,700 new × 90% good × 1.41 allocation
- $42,900
Building plumbing & fixturesdefault
$34,600 new × 88% good × 1.41 allocation
- $44,900
Building electrical & lightingdefault
$36,200 new × 88% good × 1.41 allocation
- $34,100
HVACdefault
$34,600 new × 70% good × 1.41 allocation
- $14,100
Hardwood & tile floorsdefault
$13,200 new × 76% good × 1.41 allocation
- $2,800
Fireplacelisting
$2,600 new × 76% good × 1.41 allocation
- $12,800
Septic systemlisting
$12,000 new × 76% good × 1.41 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,100 | $30,400 | $1,800 | $108,300 |
| 2 | $0 | $0 | $14,700 | $14,700 |
| 3 | $0 | $0 | $14,700 | $14,700 |
| 4 | $0 | $0 | $14,700 | $14,700 |
| 5 | $0 | $0 | $14,700 | $14,700 |
| 6+ | $0 | $0 | $513,700 | $513,700 |
| Total | $76,100 | $30,400 | $574,500 | $680,900 |
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.