185 Sassafras Dr
Mineral Bluff, GA 30559
$530,000
2 bd · 2 ba · 2,492 sqft · Listed 1d ago
View on Realtor.com →Year built
2015
Sqft
2,492
Lot sqft
91,476
HOA / mo
$0
Furnished
No
List date
2026-10-06T19:02:51.000000Z
Revenue
Annual revenue
$29,283
ADR
$219
Occupancy
37%
Cleaning fees (12 mo)
$6,630
Confidence
Low (30.94), 15 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $19,398
Summer Specials | Hot Tub + Mtn View | Sleeps 8
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $18,432ADR $177Occ ≈ 29%4.8★ (21)
Sleeps 9 + Hot tub
Cabin · 3 bd · 2 ba · sleeps 9 · 0.2 mi
Revenue $2,740ADR $302Occ ≈ 2%4.8★ (29)
The Dogwood Cabin
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $24,152ADR $216Occ ≈ 31%5★ (38)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Heavens View Cabin
| 3 bd · 3 ba · sleeps 9 | $33,675 | $339 | 27% | 5★ (4) | 509 ft | AirbnbVrbo |
Almost Heaven - Pet Friendly, hot tub & firepit! Cabin | 3 bd · 3 ba · sleeps 10 | $57,411 | $312 | 50% | 4.7★ (164) | 0.1 mi | AirbnbBooking |
Summer Specials | Hot Tub + Mtn View | Sleeps 8 Cabin
| 3 bd · 2.5 ba · sleeps 8 | $18,432 | $177 | 29% | 4.8★ (21) | 0.2 mi | Airbnb |
Sleeps 9 + Hot tub Cabin | 3 bd · 2 ba · sleeps 9 | $2,740 | $302 | 2% | 4.8★ (29) | 0.2 mi | Airbnb |
Mineral Bluff Cabin w/ Hot Tub + Game Room! Cabin | 3 bd · 3 ba · sleeps 6 | $41,958 | $302 | 38% | 4.9★ (27) | 0.2 mi | AirbnbBooking |
Mountain Views | Hot Tub, Arcade Game & Firepit Cabin
| 3 bd · 3 ba · sleeps 10 | $12,303 | $383 | 9% | 5★ (1) | 0.2 mi | AirbnbVrboBooking |
Mountain Therapy - Hot tub, firepit, and more! Cabin
| 3 bd · 3 ba · sleeps 8 | $19,398 | $229 | 23% | 4.6★ (63) | 0.3 mi | AirbnbVrboBooking |
The Dogwood Cabin Cabin | 3 bd · 3 ba · sleeps 10 | $24,152 | $216 | 31% | 5★ (38) | 0.3 mi | Airbnb |
Sweet Seclusion - Fireplace, arcade, & views! Cabin | 2 bd · 3 ba · sleeps 8 | $17,833 | $234 | 21% | 4.8★ (127) | 0.3 mi | AirbnbVrboBooking |
Peaceful Cabin: The Poke Cabin
| 3 bd · 2.5 ba · sleeps 10 | $17,293 | $185 | 26% | 5★ (29) | 0.5 mi | AirbnbVrbo |
Show 5 more
Highland Hideaway Cabin
Cabin · 2 bd · 3 ba · sleeps 7 · 0.5 mi
Revenue $30,028ADR $242Occ ≈ 34%5★ (77)
Private cozy cabin with ev 50amps car charger
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $8,951ADR $177Occ ≈ 14%4.8★ (19)
Big Timber Overlook | Hot Tub + Mountain Views
House · 3 bd · 3 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $12,003ADR $195Occ ≈ 17%4.9★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain View | Hot Tub, Pool Table & Fenced Yard! House
| 3 bd · 3 ba · sleeps 8 | $66,336 | $385 | 47% | 5★ (43) | 0.5 mi | AirbnbVrbo |
Highland Hideaway Cabin Cabin | 2 bd · 3 ba · sleeps 7 | $30,028 | $242 | 34% | 5★ (77) | 0.5 mi | Airbnb |
Private cozy cabin with ev 50amps car charger Cabin | 2 bd · 2 ba · sleeps 4 | $8,951 | $177 | 14% | 4.8★ (19) | 0.5 mi | Airbnb |
Big Timber Overlook | Hot Tub + Mountain Views House
| 3 bd · 3 ba · sleeps 8 | $12,003 | $195 | 17% | 4.9★ (12) | 0.6 mi | Airbnb |
Annie's Mountain Mist - Hot tub & Fireplace Cabin
| 3 bd · 2 ba · sleeps 6 | $23,110 | $227 | 28% | 5★ (7) | 0.6 mi | AirbnbBooking |
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
$29,283
NOI
$9,978
Cash flow /mo
-$2,094
Cash needed
$169,700
Cash-on-cash
-14.8%
ROE (yr 1)
-3.5%
Cap rate
1.9%
DSCR
0.28
Year-1 write-off
$101,889
Year-1 tax shield @ 32%
$32,605
Year-1 return on equity
- Cash flow (annual)-$25,122
- Principal paydown$3,301
- Appreciation at%$15,900
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)$5,857
- Platform fees (3% of revenue)$878
- Maintenance / capex (5% of revenue)$1,464
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,261
- Insurance (STR-rated)$5,645
Cash needed to close
- Down payment (25%)$132,500
- Closing costs (4.0%)$21,200
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,605
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
$513,000
Short-life (5/15-yr)
$85,000 · 17%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 3% (county tax record, market value split) · building $428,000 over 39 years · new furniture $16,000
Based on: 2,492 sq ft, built 2015, 2 bd / 2 ba, unfurnished, listing features (hot tub, patio, fence, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $79,000 in year 1 (12% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$11,300 new × 56% good × 1.46 allocation
- $7,600
Kitchen countertopsdefault
$9,200 new × 56% good × 1.46 allocation
- $3,600
Decorative trimdefault
$4,400 new × 56% good × 1.46 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.46 allocation
- $700
Shelvingdefault
$900 new × 56% good × 1.46 allocation
- $3,700
Window coverings (25)default
$6,300 new × 40% good × 1.46 allocation
- $3,800
Carpet, vinyl & laminate (40% of floors)default
$6,400 new × 40% good × 1.46 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$8,800 new × 78% good × 1.46 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 78% good × 1.46 allocation
- $3,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.46 allocation
- $5,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.46 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $8,500
Paving: driveway & walks (paved)default
$10,300 new × 56% good × 1.46 allocation
- $8,200
Landscaping (typical)default
$10,000 new × 56% good × 1.46 allocation
- $9,200
Patioslisting
$11,200 new × 56% good × 1.46 allocation
- $1,800
Decks & porches (attached)default
$2,500 new × 50% good × 1.46 allocation
- $4,400
Fencinglisting
$6,000 new × 50% good × 1.46 allocation
- $324,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$271,100 new × 82% good × 1.46 allocation
- $32,100
Building plumbing & fixturesdefault
$28,100 new × 78% good × 1.46 allocation
- $33,000
Building electrical & lightingdefault
$28,900 new × 78% good × 1.46 allocation
- $18,500
HVACdefault
$28,100 new × 45% good × 1.46 allocation
- $7,900
Hardwood & tile floorsdefault
$9,600 new × 56% good × 1.46 allocation
- $2,200
Fireplacelisting
$2,600 new × 56% good × 1.46 allocation
- $9,800
Septic systemlisting
$12,000 new × 56% good × 1.46 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,400 | $32,000 | $500 | $101,900 |
| 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 | $383,400 | $383,400 |
| Total | $69,400 | $32,000 | $427,700 | $529,200 |
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.