999 Old Mill Rd
Mineral Bluff, GA 30559
$499,000
4 bd · 3.5 ba · 3,975 sqft · Listed 24d ago
View on Realtor.com →Year built
2006
Sqft
3,975
Lot sqft
82,328
HOA / mo
None
Furnished
No
List date
2026-09-03T17:25:35.000000Z
Revenue
Annual revenue
$71,369
ADR
$451
Occupancy
43%
Cleaning fees (12 mo)
$9,534
Confidence
Low (33.26), 13 comps
Comp revenue range (p25 / median / p75)
Peaceful River Retreat in North GA Mountains
Cabin · 4 bd · 4.5 ba · sleeps 10 · 0.3 mi
Revenue $86,778ADR $376Occ ≈ 63%4.9★ (171)
Toccoa River Dreams - Direct Riverfront Home - Very Private
House · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $81,256ADR $572Occ ≈ 39%5★ (142)
Rushing River Retreat
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $157,826ADR $740Occ ≈ 58%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mnt Views + Sauna + Cold Plunge + Sleeps 12 Cabin | 4 bd · 3 ba · sleeps 12 | $22,144 | $346 | 18% | 4.8★ (4) | 0.2 mi | AirbnbVrbo |
Peaceful River Retreat in North GA Mountains Cabin | 4 bd · 4.5 ba · sleeps 10 | $86,778 | $376 | 63% | 4.9★ (171) | 0.3 mi | Airbnb |
The River House House | 4 bd · 3 ba · sleeps 10 | $71,542 | $498 | 39% | 4.9★ (140) | 0.4 mi | AirbnbVrbo |
Cozy Cabin w/ Game Room & Hot Tub & Fireplace Cabin | 4 bd · 3.5 ba · sleeps 8 | $54,369 | $311 | 48% | 4.9★ (49) | 0.5 mi | AirbnbVrbo |
Rushing River Retreat- HotTub, Game Rm, Luxury! Cabin | 4 bd · 4 ba · sleeps 10 | $143,944 | $787 | 50% | 4.8★ (17) | 0.6 mi | AirbnbVrbo |
Toccoa River Dreams - Direct Riverfront Home - Very Private House | 4 bd · 3.5 ba · sleeps 12 | $81,256 | $572 | 39% | 5★ (142) | 0.6 mi | Vrbo |
Rushing River Retreat Vacation home | 4 bd · 4 ba · sleeps 10 | $157,826 | $740 | 58% | — | 0.6 mi | Booking |
The Grand Toccoa Retreat | Blue Ridge, Ga Cabin | 4 bd · 3 ba · sleeps 10 | $55,158 | $433 | 35% | 4.5★ (6) | 0.7 mi | AirbnbVrbo |
River Lodge | Blue Ridge, Ga Cabin | 4 bd · 3.5 ba · sleeps 10 | $54,729 | $543 | 28% | 4.8★ (12) | 0.7 mi | AirbnbVrbo |
Smokey's Place | $179 Off Your Stay! Cabin | 4 bd · 3 ba · sleeps 6 | $31,453 | $286 | 30% | 4.9★ (19) | 0.7 mi | AirbnbVrboBooking |
Show all 13 comps
Knotty Chalet |Toccoa River Views| Lux Furnishings
Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $14,733ADR $1,506Occ ≈ 3%4.9★ (93)
The Wizard Hideout - Immersive Wizard-Themed Cabin for Groups Near Blue Ridge
Cabin · 4 bd · 3 ba · sleeps 8 · 0.8 mi
Revenue $24,868ADR $460Occ ≈ 15%5★
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Toccoa River Views| Hot Tub | Firepit | Sleeps 10 Cabin | 4 bd · 3 ba · sleeps 10 | $56,087 | $407 | 38% | 4.7★ (18) | 0.7 mi | AirbnbVrbo |
Knotty Chalet |Toccoa River Views| Lux Furnishings Cabin | 4 bd · 3 ba · sleeps 10 | $14,733 | $1,506 | 3% | 4.9★ (93) | 0.7 mi | Airbnb |
The Wizard Hideout - Immersive Wizard-Themed Cabin for Groups Near Blue Ridge Cabin | 4 bd · 3 ba · sleeps 8 | $24,868 | $460 | 15% | 5★ | 0.8 mi | Vrbo |
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
$71,369
NOI
$39,051
Cash flow /mo
$565
Cash needed
$167,710
Cash-on-cash
4.0%
ROE (yr 1)
14.9%
Cap rate
7.8%
DSCR
1.21
Year-1 write-off
$91,114
Year-1 tax shield @ 32%
$29,156
Year-1 return on equity
- Cash flow (annual)$6,784
- Principal paydown$3,265
- Appreciation at%$14,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$14,274
- Platform fees (3% of revenue)$2,141
- Maintenance / capex (5% of revenue)$3,568
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,820
- Insurance (STR-rated)$5,314
Cash needed to close
- Down payment (25%)$124,750
- Closing costs (4.0%)$19,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,156
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
$495,000
Short-life (5/15-yr)
$67,000 · 13%
Year-1 deduction
$91,000
Year-1 tax shield @ 32%
$29,000
Land 1% (county tax record, market value split) · building $428,000 over 39 years · new furniture $23,000
Based on: 3,975 sq ft, built 2006, 4 bd / 3.5 ba, unfurnished, listing features (fence, 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.
- $6,700
Kitchen cabinetsdefault
$14,500 new × 40% good × 1.15 allocation
- $5,500
Kitchen countertopsdefault
$11,900 new × 40% good × 1.15 allocation
- $3,200
Decorative trimdefault
$7,000 new × 40% good × 1.15 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.15 allocation
- $700
Shelvingdefault
$1,500 new × 40% good × 1.15 allocation
- $4,600
Window coverings (40)default
$10,000 new × 40% good × 1.15 allocation
- $7,100
Carpet, vinyl & laminate (60% of floors)listing
$15,300 new × 40% good × 1.15 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$11,300 new × 60% good × 1.15 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$6,800 new × 60% good × 1.15 allocation
- $3,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.15 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)default
$13,100 new × 50% good × 1.15 allocation
- $7,200
Landscaping (typical)default
$12,600 new × 50% good × 1.15 allocation
- $2,300
Patiosdefault
$3,900 new × 50% good × 1.15 allocation
- $2,300
Decks & porches (attached)default
$3,900 new × 50% good × 1.15 allocation
- $3,500
Fencinglisting
$6,000 new × 50% good × 1.15 allocation
- $332,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$432,400 new × 67% good × 1.15 allocation
- $31,000
Building plumbing & fixturesdefault
$44,900 new × 60% good × 1.15 allocation
- $32,900
Building electrical & lightingdefault
$47,700 new × 60% good × 1.15 allocation
- $20,600
HVACdefault
$44,800 new × 40% good × 1.15 allocation
- $4,700
Hardwood & tile floorsdefault
$10,200 new × 40% good × 1.15 allocation
- $6,900
Septic systemlisting
$12,000 new × 50% good × 1.15 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,000 | $22,700 | $1,400 | $91,100 |
| 2 | $0 | $0 | $11,000 | $11,000 |
| 3 | $0 | $0 | $11,000 | $11,000 |
| 4 | $0 | $0 | $11,000 | $11,000 |
| 5 | $0 | $0 | $11,000 | $11,000 |
| 6+ | $0 | $0 | $382,900 | $382,900 |
| Total | $67,000 | $22,700 | $428,100 | $517,900 |
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.