45 Sun Valley Dr
Mineral Bluff, GA 30559
$525,000
3 bd · 2.5 ba · 1,728 sqft · Listed 11d ago
View on Realtor.com →Year built
1996
Sqft
1,728
Lot sqft
46,174
HOA / mo
$0
Furnished
No
List date
2026-09-16T02:44:18.000000Z
Revenue
Annual revenue
$40,766
ADR
$251
Occupancy
44%
Cleaning fees (12 mo)
$8,197
Confidence
Low (36.07), 50 comps
Comp revenue range (p25 / median / p75)
Hibernation Station
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.9 mi
Revenue $22,956ADR $323Occ ≈ 19%4.5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Heated Pool, Hot Tub, King Bed Master Cabin | 3 bd · 2.5 ba · sleeps 6 | $54,250 | $279 | 53% | 4.9★ (165) | 240 ft | AirbnbVrbo |
EAGLES BREEZE House | 3 bd · 3 ba · sleeps 10 | $43,938 | $385 | 31% | 4★ (1) | 0.8 mi | AirbnbBooking |
Peaceful Cabin: The Poke Cabin | 3 bd · 2.5 ba · sleeps 10 | $16,106 | $183 | 24% | 5★ (28) | 0.8 mi | AirbnbVrbo |
Eagles Breeze Cabin | 3 bd · 3 ba · sleeps 10 | $26,875 | $403 | 18% | 4.8★ (47) | 0.8 mi | AirbnbVrbo |
Eagles Crest Cabin | 3 bd · 2.5 ba · sleeps 6 | $32,225 | $392 | 23% | 5★ (41) | 0.8 mi | AirbnbVrboBooking |
Hibernation Station Vacation home | 3 bd · 3 ba · sleeps 8 | $22,956 | $323 | 19% | 4.5★ (1) | 0.9 mi | Booking |
At Water's Edge Hot Tub Fish From Cabin Secluded Cabin | 3 bd · 2 ba · sleeps 6 | $25,682 | $259 | 27% | 4.8★ (15) | 0.9 mi | AirbnbVrboBooking |
Hibernation Station-Pet Friendly,Hot Tub,Billiards House | 3 bd · 3 ba · sleeps 8 | $22,657 | $337 | 18% | 5★ (4) | 0.9 mi | AirbnbVrbo |
Prairie Mountain | Oasis Getaway- Adventure Awaits Cabin | 3 bd · 2 ba · sleeps 8 | $1,299 | $259 | 1% | 4.8★ (146) | 1.0 mi | AirbnbVrbo |
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 | $20,824 | $208 | 27% | 5★ (68) | 1.0 mi | AirbnbVrbo |
Show all 50 comps
The River's Edge
Cabin · 3 bd · 2 ba · sleeps 8 · 1.0 mi
Revenue $35,587ADR $318Occ ≈ 31%4.6★ (21)
Big Timber Overlook | Hot Tub + Mountain Views
House · 3 bd · 3 ba · sleeps 8 · 1.1 mi
Revenue $9,753ADR $197Occ ≈ 14%4.9★ (8)
A Cozy Corner Cabin at Wolf Creek
Cabin · 3 bd · 3.5 ba · sleeps 6 · 1.2 mi
Revenue $26,007ADR $327Occ ≈ 22%5★ (2)
Cozy mountain cabin with EV charger, game room & forest views
Cabin · 3 bd · 3 ba · sleeps 10 · 1.2 mi
Revenue $19,790ADR $305Occ ≈ 18%5★ (2)
Blue Ridge Retreat on Wolf Creek
Cabin · 3 bd · 3 ba · sleeps 10 · 1.3 mi
Revenue $6,835ADR $246Occ ≈ 8%4.8★ (5)
Trout House! Hot Tub, Creek Sound, Dog Friendly
Vacation home · 3 bd · 2 ba · sleeps 6 · 1.3 mi
Revenue $12,585ADR $260Occ ≈ 13%—
Serenity Creekside • 3BR/3BA Retreat + Generator
Cabin · 3 bd · 3 ba · sleeps 8 · 1.3 mi
Revenue $29,496ADR $190Occ ≈ 43%5★ (19)
Fishtrap Overlook on the Toccoa River - Luxury River Cabin w/ Easter Promotions!
Cabin · 3 bd · 3 ba · sleeps 6 · 1.3 mi
Revenue $54,428ADR $412Occ ≈ 36%5★ (128)
Summer Specials | Hot Tub + Mtn View | Sleeps 8
Cabin · 3 bd · 2.5 ba · sleeps 8 · 1.4 mi
Revenue $19,162ADR $175Occ ≈ 30%4.8★ (20)
Gorgeous cabin with beautiful sunsets over the Toccoa River!
Cabin · 3 bd · 3.5 ba · sleeps 8 · 1.6 mi
Revenue $71,290ADR $464Occ ≈ 42%4.8★ (30)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Annie's Mountain Mist - Hot tub & Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $22,403 | $227 | 27% | 5★ (7) | 1.0 mi | AirbnbBooking |
The River's Edge Cabin | 3 bd · 2 ba · sleeps 8 | $35,587 | $318 | 31% | 4.6★ (21) | 1.0 mi | Vrbo |
Hot Tub + Views! Creekside Blue Ridge Mtn Escape Cabin | 3 bd · 3 ba · sleeps 8 | $51,995 | $301 | 47% | 4.9★ (164) | 1.1 mi | AirbnbVrboBooking |
LuxeCabin-Endless View-Hottub-PoolTbl-Fenced Yard House | 3 bd · 3 ba · sleeps 8 | $62,473 | $389 | 44% | 5★ (38) | 1.1 mi | AirbnbVrbo |
Mineral Bluff Cabin: Hot Tub, Pets, & Peace Cabin | 3 bd · 3 ba · sleeps 9 | $22,239 | $239 | 25% | 4.9★ (52) | 1.1 mi | AirbnbVrboBooking |
MineralBluff Cabin|King|Sleep 7|FirePit|HotTub|Pet Cabin | 3 bd · 2.5 ba · sleeps 7 | $19,981 | $222 | 25% | 5★ (16) | 1.1 mi | AirbnbVrbo |
Uplifting- Incredible Views, Close to Town, Luxury Cabin | 3 bd · 3 ba · sleeps 10 | $54,042 | $398 | 37% | 4.8★ (18) | 1.1 mi | AirbnbVrboBooking |
Seven's Secret - Toccoa Riverside Cabin | 3 bd · 1.5 ba · sleeps 6 | $31,753 | $247 | 35% | 4.9★ (21) | 1.1 mi | AirbnbVrboBooking |
Big Timber Overlook | Hot Tub + Mountain Views House | 3 bd · 3 ba · sleeps 8 | $9,753 | $197 | 14% | 4.9★ (8) | 1.1 mi | Airbnb |
Endless Views | Hot Tub | Movie Theater | Firepit Cabin | 3 bd · 3 ba · sleeps 11 | $80,680 | $366 | 60% | 4.9★ (119) | 1.1 mi | AirbnbVrboBooking |
Wolf Creek Retreat Stay House | 3 bd · 3 ba · sleeps 6 | $12,849 | $160 | 22% | 4.9★ (109) | 1.2 mi | AirbnbVrboBooking |
A Cozy Corner Cabin at Wolf Creek Cabin | 3 bd · 3.5 ba · sleeps 6 | $26,007 | $327 | 22% | 5★ (2) | 1.2 mi | Airbnb |
Mystic Creek Retreat (next to Blue Ridge) Cabin | 3 bd · 3 ba · sleeps 10 | $26,569 | $259 | 28% | 4.9★ (75) | 1.2 mi | AirbnbVrboBooking |
Cozy mountain cabin with EV charger, game room & forest views Cabin | 3 bd · 3 ba · sleeps 10 | $19,790 | $305 | 18% | 5★ (2) | 1.2 mi | Vrbo |
Toccoa Riverfront * Walk-In Fishing * Firepit Cabin | 3 bd · 3.5 ba · sleeps 8 | $51,578 | $321 | 44% | 5★ (23) | 1.3 mi | AirbnbVrbo |
Blue Ridge Retreat on Wolf Creek Cabin | 3 bd · 3 ba · sleeps 10 | $6,835 | $246 | 8% | 4.8★ (5) | 1.3 mi | Airbnb |
Trout House! Hot Tub, Creek Sound, Dog Friendly Vacation home | 3 bd · 2 ba · sleeps 6 | $12,585 | $260 | 13% | — | 1.3 mi | Booking |
On Toccoa River - Luxury Riverfront - Hot tub Cabin | 3 bd · 2 ba · sleeps 8 | $76,162 | $552 | 38% | 4.9★ (37) | 1.3 mi | AirbnbVrbo |
Creekside Cabin Retreat with Hot Tub & Patio Cabin | 3 bd · 2 ba · sleeps 6 | $91,518 | $374 | 67% | 5★ (45) | 1.3 mi | AirbnbVrboBooking |
Serenity Creekside • 3BR/3BA Retreat + Generator Cabin | 3 bd · 3 ba · sleeps 8 | $29,496 | $190 | 43% | 5★ (19) | 1.3 mi | Airbnb |
Fishtrap Overlook on the Toccoa River - Luxury River Cabin w/ Easter Promotions! Cabin | 3 bd · 3 ba · sleeps 6 | $54,428 | $412 | 36% | 5★ (128) | 1.3 mi | Vrbo |
Heavens View Cabin | 3 bd · 3 ba · sleeps 9 | $30,523 | $348 | 24% | 5★ (4) | 1.4 mi | AirbnbVrbo |
Summer Specials | Hot Tub + Mtn View | Sleeps 8 Cabin | 3 bd · 2.5 ba · sleeps 8 | $19,162 | $175 | 30% | 4.8★ (20) | 1.4 mi | Airbnb |
Almost Heaven - Pet Friendly, hot tub & firepit! Cabin | 3 bd · 3 ba · sleeps 10 | $56,892 | $315 | 49% | 4.7★ (164) | 1.4 mi | AirbnbVrboBooking |
Sleeps 9 + Hot tub Cabin | 3 bd · 2 ba · sleeps 9 | $2,615 | $302 | 2% | 4.8★ (29) | 1.4 mi | AirbnbVrbo |
The Bucking Bison-Pets, private, hot tub, gameroom Cabin | 3 bd · 3 ba · sleeps 7 | $51,766 | $308 | 46% | 5★ (53) | 1.4 mi | AirbnbVrbo |
Mineral Bluff Cabin w/ Hot Tub + Game Room! Cabin | 3 bd · 3 ba · sleeps 6 | $36,972 | $302 | 34% | 4.9★ (27) | 1.4 mi | AirbnbVrboBooking |
Wanderlust Mineral Bluff Cabin | 3 bd · 3.5 ba · sleeps 6 | $41,539 | $307 | 37% | 4.8★ (7) | 1.4 mi | AirbnbVrboBooking |
Blue Ridge Luxury Cabin with Sunset Views Cabin | 3 bd · 3.5 ba · sleeps 10 | $83,247 | $363 | 63% | 5★ (112) | 1.4 mi | AirbnbVrbo |
The Dogwood Cabin Cabin | 3 bd · 3 ba · sleeps 10 | $26,639 | $207 | 35% | 5★ (38) | 1.5 mi | AirbnbVrbo |
Lil' Bear - Family Fun with epic views Cabin | 3 bd · 2 ba · sleeps 8 | $17,305 | $117 | 41% | 4.8★ (81) | 1.5 mi | AirbnbVrbo |
The Lookout at Blue Ridge/Pet Friendly Cabin | 3 bd · 3 ba · sleeps 8 | $4,975 | $348 | 4% | 5★ (1) | 1.5 mi | AirbnbVrbo |
Mountain Views | Hot Tub, Arcade Game & Firepit Cabin | 3 bd · 3 ba · sleeps 10 | $7,194 | $423 | 5% | — | 1.5 mi | AirbnbVrboBooking |
Luxe Mtn Retreat - 3 Kings, River Access & Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $25,913 | $418 | 17% | 4.9★ (124) | 1.5 mi | AirbnbVrboBooking |
3BR home with floor to ceiling windows and bar Cabin | 3 bd · 3.5 ba · sleeps 6 | $36,545 | $305 | 33% | 4.8★ (7) | 1.5 mi | AirbnbVrbo |
Mountain Therapy - Hot tub, firepit, and more! Cabin | 3 bd · 3 ba · sleeps 8 | $17,867 | $241 | 20% | 4.6★ (63) | 1.5 mi | AirbnbVrboBooking |
Outdoor Fireplace TV Hot Tub Pool Table Arcade Cabin | 3 bd · 3.5 ba · sleeps 8 | $50,688 | $274 | 51% | 4.9★ (56) | 1.6 mi | AirbnbVrboBooking |
Gorgeous cabin with beautiful sunsets over the Toccoa River! Cabin | 3 bd · 3.5 ba · sleeps 8 | $71,290 | $464 | 42% | 4.8★ (30) | 1.6 mi | Vrbo |
Casa Moderne - Cozy, modern vibes plus a hot tub! Cabin | 3 bd · 2 ba · sleeps 6 | $33,642 | $254 | 36% | 4.9★ (21) | 1.7 mi | AirbnbVrboBooking |
Rustic Retreat | Mineral Bluff, GA Cabin | 3 bd · 3 ba · sleeps 6 | $65,437 | $384 | 47% | 5★ (4) | 1.8 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$40,766
NOI
$18,549
Cash flow /mo
-$1,283
Cash needed
$171,750
Cash-on-cash
-9.0%
ROE (yr 1)
2.2%
Cap rate
3.5%
DSCR
0.55
Year-1 write-off
$208,821
Year-1 tax shield @ 32%
$66,823
Year-1 return on equity
- Cash flow (annual)-$15,399
- Principal paydown$3,436
- Appreciation at%$15,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,153
- Platform fees (3% of revenue)$1,223
- Maintenance / capex (5% of revenue)$2,038
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,011
- Insurance (STR-rated)$5,591
Cash needed to close
- Down payment (25%)$131,250
- Closing costs (4.0%)$21,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$66,823
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
$493,000
Short-life (5/15-yr)
$188,000 · 38%
Year-1 deduction
$209,000
Year-1 tax shield @ 32%
$67,000
Land 6% (county tax record, market value split) · building $305,000 over 39 years · new furniture $20,000
Based on: 1,728 sq ft, built 1996, 3 bd / 2.5 ba, unfurnished, listing features (hot tub, pool, deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $164,000 in year 1 (29% short-life, $53,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$9,600 new × 40% good × 2.42 allocation
- $7,600
Kitchen countertopsdefault
$7,800 new × 40% good × 2.42 allocation
- $2,900
Decorative trimdefault
$3,000 new × 40% good × 2.42 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.42 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.42 allocation
- $4,100
Window coverings (17)default
$4,300 new × 40% good × 2.42 allocation
- $5,400
Carpet, vinyl & laminate (50% of floors)listing
$5,600 new × 40% good × 2.42 allocation
- $7,200
Kitchen & laundry equipment plumbingdefault
$7,500 new × 40% good × 2.42 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 2.42 allocation
- $5,700
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.42 allocation
- $8,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.42 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,400
Paving: driveway & walks (paved)default
$8,600 new × 50% good × 2.42 allocation
- $10,000
Landscaping (typical)default
$8,300 new × 50% good × 2.42 allocation
- $2,100
Patiosdefault
$1,700 new × 50% good × 2.42 allocation
- $23,500
Decks & porches (attached)listing
$19,400 new × 50% good × 2.42 allocation
- $78,500
Pool (in-ground)listing
$65,000 new × 50% good × 2.42 allocation
- $7,200
Fencinglisting
$6,000 new × 50% good × 2.42 allocation
- $226,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$187,300 new × 50% good × 2.42 allocation
- $18,800
Building plumbing & fixturesdefault
$19,400 new × 40% good × 2.42 allocation
- $18,500
Building electrical & lightingdefault
$19,200 new × 40% good × 2.42 allocation
- $18,800
HVACdefault
$19,500 new × 40% good × 2.42 allocation
- $5,400
Hardwood & tile floorsdefault
$5,600 new × 40% good × 2.42 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.42 allocation
- $14,500
Septic systemlisting
$12,000 new × 50% good × 2.42 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,100 | $131,700 | $1,000 | $208,800 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $272,500 | $272,500 |
| Total | $76,100 | $131,700 | $304,700 | $512,500 |
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.