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185 Pine Ln

185 Pine Ln

Mineral Bluff, GA 30559

$798,850

4 bd · 3 ba · 3,072 sqft · Listed 8d ago

View on Realtor.com →
Low confidence

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)

$33,545$61,467$96,017

  • Pursuit of Happiness - Hot tub, pet-friendly

    Cabin · 3 bd · 3 ba · sleeps 8 · 161 ft

    Revenue $32,082ADR $327Occ ≈ 27%5★ (56)

    AirbnbVrbo

  • Epic Treehouse, 4 Acres, Creek and Movie Theatre

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.1 mi

    Revenue $119,778ADR $409Occ ≈ 80%5★ (73)

    AirbnbVrbo

  • Heated Pool-Sauna-Mountain Views-Hot Tub-Game Room

    House · 4 bd · 3.5 ba · sleeps 14 · 0.2 mi

    Revenue $185,479ADR $607Occ ≈ 84%5★ (93)

    AirbnbVrbo

  • Private 4 Acres w/ Creek~Fire Pit~Game Tables!

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.3 mi

    Revenue $61,467ADR $299Occ ≈ 56%5★ (144)

    AirbnbVrbo

  • Pursuit of Happiness

    House · 3 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $31,210ADR $281Occ ≈ 30%4.9★ (60)

    AirbnbVrboBooking

  • Absolute *BEST CABIN* in Blue Ridge 3 KING Beds

    House · 4 bd · 4 ba · sleeps 12 · 0.6 mi

    Revenue $72,256ADR $568Occ ≈ 35%5★ (90)

    AirbnbVrbo

  • Luxury Cabin Near Blue Ridge*Casino, Tubing, Lake

    Cabin · 4 bd · 3.5 ba · sleeps 14 · 0.7 mi

    Revenue $35,007ADR $461Occ ≈ 21%5★ (51)

    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

Est. revenue

$67,887

NOI

$34,721

Cash flow /mo

$2,893

Cash needed

$830,804

Cash-on-cash (all cash)

4.2%

ROE (yr 1)

7.1%

Cap rate

4.3%

DSCR

—

Year-1 write-off

$108,256

Year-1 tax shield @ 32%

$34,642

Year-1 return on equity

  • Cash flow (annual)$34,721
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,966
ROE7.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.2%
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

  • Purchase price (all cash)$798,850
  • 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.

5-year property$76,100

  • Kitchen cabinetsdefault

    $12,500 new × 76% good × 1.41 allocation

    $13,400

  • Kitchen countertopsdefault

    $10,300 new × 76% good × 1.41 allocation

    $11,000

  • Decorative trimdefault

    $5,400 new × 76% good × 1.41 allocation

    $5,800

  • Mirrorsdefault

    $500 new × 50% good × 1.41 allocation

    $300

  • Shelvingdefault

    $1,500 new × 76% good × 1.41 allocation

    $1,600

  • Window coverings (31)default

    $7,800 new × 40% good × 1.41 allocation

    $4,400

  • Carpet, vinyl & laminate (33% of floors)listing

    $6,600 new × 50% good × 1.41 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $9,800 new × 88% good × 1.41 allocation

    $12,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 88% good × 1.41 allocation

    $7,300

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

    $5,700 new × 50% good × 1.41 allocation

    $4,000

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200

  • Game-room equipment (used)listing

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

    $2,400
15-year land improvements$30,400

  • Paving: driveway & walks (paved)default

    $11,500 new × 76% good × 1.41 allocation

    $12,300

  • Landscaping (typical)default

    $11,100 new × 76% good × 1.41 allocation

    $11,800

  • Patiosdefault

    $3,000 new × 76% good × 1.41 allocation

    $3,200

  • Decks & porches (attached)default

    $3,000 new × 70% good × 1.41 allocation

    $3,000
Building, 39-year$574,500

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

    $333,700 new × 90% good × 1.41 allocation

    $422,800

  • Building plumbing & fixturesdefault

    $34,600 new × 88% good × 1.41 allocation

    $42,900

  • Building electrical & lightingdefault

    $36,200 new × 88% good × 1.41 allocation

    $44,900

  • HVACdefault

    $34,600 new × 70% good × 1.41 allocation

    $34,100

  • Hardwood & tile floorsdefault

    $13,200 new × 76% good × 1.41 allocation

    $14,100

  • Fireplacelisting

    $2,600 new × 76% good × 1.41 allocation

    $2,800

  • Septic systemlisting

    $12,000 new × 76% good × 1.41 allocation

    $12,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.