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278 Dockery Ln

278 Dockery Ln

Mineral Bluff, GA 30559

$360,000

3 bd · 2.5 ba · 1,864 sqft · Listed 6d ago

View on Realtor.com →
Low confidence

Year built

1992

Sqft

1,864

Lot sqft

53,143

HOA / mo

None

Furnished

No

List date

2026-11-06T19:48:24.000000Z

Revenue

Annual revenue

$22,343

ADR

$193

Occupancy

32%

Cleaning fees (12 mo)

$6,415

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$18,913$20,725$22,658

Median revenue of shown comps: $20,725

  • Annie's Mountain Mist - Hot tub & Fireplace

    Cabin · 3 bd · 2 ba · sleeps 6 · 151 ft

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

    Revenue $23,866ADR $219Occ ≈ 30%5★ (9)

    AirbnbBooking

  • 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 · 0.2 mi

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

    Revenue $22,255ADR $192Occ ≈ 32%5★ (69)

    AirbnbVrbo

  • Peaceful Cabin: The Poke

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi

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

    Revenue $18,068ADR $191Occ ≈ 26%5★ (34)

    AirbnbVrbo

  • The Dogwood Cabin

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

    Revenue $19,194ADR $198Occ ≈ 27%5★ (38)

    Airbnb

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

$22,343

NOI

$7,099

Cash flow /mo

$592

Cash needed

$393,900

Cash-on-cash (all cash)

1.8%

ROE (yr 1)

4.5%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$78,088

Year-1 tax shield @ 32%

$24,988

Year-1 return on equity

  • Cash flow (annual)$7,099
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,800
ROE4.5%

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)$4,469
  • Platform fees (3% of revenue)$670
  • Maintenance / capex (5% of revenue)$1,117
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$954
  • Insurance (STR-rated)$3,834

Cash needed to close

  • Purchase price (all cash)$360,000
  • Closing costs (4.0%)$14,400
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$24,988

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

$291,000

Short-life (5/15-yr)

$58,000 · 20%

Year-1 deduction

$78,000

Year-1 tax shield @ 32%

$25,000

Land 19% (county tax record, market value split) · building $233,000 over 39 years · new furniture $20,000

Based on: 1,864 sq ft, built 1992, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $59,000 in year 1 (13% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$57,600

  • Kitchen cabinetsdefault

    $9,900 new × 40% good × 1.90 allocation

    $7,500

  • Kitchen countertopsdefault

    $8,100 new × 40% good × 1.90 allocation

    $6,200

  • Decorative trimdefault

    $3,300 new × 40% good × 1.90 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 1.90 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.90 allocation

    $900

  • Window coverings (19)default

    $4,800 new × 40% good × 1.90 allocation

    $3,600

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

    $6,000 new × 40% good × 1.90 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $7,700 new × 40% good × 1.90 allocation

    $5,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 40% good × 1.90 allocation

    $3,500

  • Appliances (refrigerator, washer, dryer)listing

    $4,200 new × 40% good × 1.90 allocation

    $3,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$20,200

  • Paving: driveway & walks (paved)default

    $9,000 new × 50% good × 1.90 allocation

    $8,500

  • Landscaping (typical)default

    $8,600 new × 50% good × 1.90 allocation

    $8,200

  • Patiosdefault

    $1,800 new × 50% good × 1.90 allocation

    $1,800

  • Decks & porches (attached)default

    $1,800 new × 50% good × 1.90 allocation

    $1,800
Building, 39-year$232,700

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

    $202,200 new × 43% good × 1.90 allocation

    $166,900

  • Building plumbing & fixturesdefault

    $21,000 new × 40% good × 1.90 allocation

    $16,000

  • Building electrical & lightingdefault

    $20,900 new × 40% good × 1.90 allocation

    $15,900

  • HVACdefault

    $21,000 new × 40% good × 1.90 allocation

    $16,000

  • Hardwood & tile floorsdefault

    $6,000 new × 40% good × 1.90 allocation

    $4,600

  • Fireplacelisting

    $2,600 new × 40% good × 1.90 allocation

    $2,000

  • Septic systemlisting

    $12,000 new × 50% good × 1.90 allocation

    $11,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$57,600$20,200$200$78,100
2$0$0$6,000$6,000
3$0$0$6,000$6,000
4$0$0$6,000$6,000
5$0$0$6,000$6,000
6+$0$0$208,600$208,600
Total$57,600$20,200$232,700$310,600

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.