499 Raven Ridge Cir
Mineral Bluff, GA 30559
$795,000
4 bd · 3.5 ba · 3,000 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
3,000
Lot sqft
75,359
HOA / mo
$50
Furnished
No
List date
2026-10-01T16:05:49.000000Z
Revenue
Annual revenue
$55,497
ADR
$339
Occupancy
45%
Cleaning fees (12 mo)
$9,551
Confidence
Low (51.59), 8 comps
Comp revenue range (p25 / median / p75)
Heavenly Hideaway
Vacation home · 4 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $53,792ADR $413Occ ≈ 36%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Above Raven Ridge - Mineral Bluff, Ga Cabin | 4 bd · 3.5 ba · sleeps 10 | $74,160 | $292 | 70% | 4.5★ (22) | 66 ft | AirbnbVrboBooking |
Hot Tub + Mtn Views: 'Bear Ridge Cabin' in Georgia Cabin | 4 bd · 3.5 ba · sleeps 10 | $25,054 | $352 | 20% | 4.8★ (24) | 226 ft | AirbnbVrboBooking |
Long View Luxury Lodge, 4 Suites, Hot Tub & Sauna Cabin | 4 bd · 4 ba · sleeps 8 | $20,991 | $557 | 10% | 4.7★ (11) | 0.2 mi | AirbnbVrbo |
Memories Mountain Cabin-3 BR Ensuite+GameRm+HotTub Cabin | 4 bd · 3 ba · sleeps 8 | $22,103 | $302 | 20% | 4.8★ (48) | 0.2 mi | AirbnbVrbo |
Blue Ridge Mountain View, 4 King Ensuites + HotTub Cabin | 4 bd · 4 ba · sleeps 8 | $76,079 | $597 | 35% | 5★ (24) | 0.2 mi | AirbnbVrbo |
Views for Miles! Outdoor Fireplace~ Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 10 | $61,923 | $297 | 57% | 4.9★ (24) | 0.4 mi | AirbnbVrboBooking |
Heavenly Hideaway Vacation home | 4 bd · 3 ba · sleeps 9 | $53,792 | $413 | 36% | — | 0.4 mi | Booking |
Heavenly Hideaway- Mtn Views, HotTub, Game Room Cabin | 4 bd · 3 ba · sleeps 9 | $43,030 | $452 | 26% | 5★ (1) | 0.4 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$55,497
NOI
$24,130
Cash flow /mo
-$2,377
Cash needed
$259,550
Cash-on-cash
-11.0%
ROE (yr 1)
0.1%
Cap rate
3.0%
DSCR
0.46
Year-1 write-off
$172,780
Year-1 tax shield @ 32%
$55,290
Year-1 return on equity
- Cash flow (annual)-$28,520
- Principal paydown$4,951
- Appreciation at%$23,850
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)$11,099
- Platform fees (3% of revenue)$1,665
- Maintenance / capex (5% of revenue)$2,775
- Utilities & supplies$4,200
- HOA$600
- Property tax$2,561
- Insurance (STR-rated)$8,467
Cash needed to close
- Down payment (25%)$198,750
- Closing costs (4.0%)$31,800
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$55,290
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
$714,000
Short-life (5/15-yr)
$143,000 · 20%
Year-1 deduction
$173,000
Year-1 tax shield @ 32%
$55,000
Land 10% (county tax record, market value split) · building $570,000 over 39 years · new furniture $29,000
Based on: 3,000 sq ft, built 2006, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, covered patio, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $115,000 in year 1 (12% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$12,400 new × 40% good × 2.01 allocation
- $8,100
Kitchen countertopsdefault
$10,100 new × 40% good × 2.01 allocation
- $4,200
Decorative trimdefault
$5,300 new × 40% good × 2.01 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.01 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.01 allocation
- $6,000
Window coverings (30)default
$7,500 new × 40% good × 2.01 allocation
- $5,200
Carpet, vinyl & laminate (33% of floors)listing
$6,400 new × 40% good × 2.01 allocation
- $11,600
Kitchen & laundry equipment plumbingdefault
$9,600 new × 60% good × 2.01 allocation
- $7,000
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 60% good × 2.01 allocation
- $1,400
Appliances (microwave, dishwasher)listing
$1,700 new × 40% good × 2.01 allocation
- $7,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.01 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
- $11,400
Paving: driveway & walks (paved)default
$11,400 new × 50% good × 2.01 allocation
- $11,000
Landscaping (typical)default
$10,900 new × 50% good × 2.01 allocation
- $24,800
Covered patiolisting
$24,800 new × 50% good × 2.01 allocation
- $33,800
Decks & porches (attached)listing
$33,800 new × 50% good × 2.01 allocation
- $435,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$325,800 new × 67% good × 2.01 allocation
- $40,700
Building plumbing & fixturesdefault
$33,800 new × 60% good × 2.01 allocation
- $42,500
Building electrical & lightingdefault
$35,300 new × 60% good × 2.01 allocation
- $27,100
HVACdefault
$33,800 new × 40% good × 2.01 allocation
- $10,300
Hardwood & tile floorsdefault
$12,900 new × 40% good × 2.01 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.01 allocation
- $12,000
Septic systemlisting
$12,000 new × 50% good × 2.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,200 | $81,000 | $600 | $172,800 |
| 2 | $0 | $0 | $14,600 | $14,600 |
| 3 | $0 | $0 | $14,600 | $14,600 |
| 4 | $0 | $0 | $14,600 | $14,600 |
| 5 | $0 | $0 | $14,600 | $14,600 |
| 6+ | $0 | $0 | $511,300 | $511,300 |
| Total | $91,200 | $81,000 | $570,400 | $742,600 |
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.