717 Evergreen Ln Unit 4
Mineral Bluff, GA 30559
$499,900
3 bd · 3.5 ba · 2,268 sqft · Listed 23d ago
View on Realtor.com →Year built
2005
Sqft
2,268
Lot sqft
89,298
HOA / mo
$0
Furnished
No
List date
2026-09-04T18:17:17.000000Z
Revenue
Annual revenue
$50,115
ADR
$296
Occupancy
46%
Cleaning fees (12 mo)
$11,887
Confidence
Med (54.69), 8 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Luxe Chalet - Hot Tub, Fire Pit, Wi-Fi, Game Room Cabin | 3 bd · 3.5 ba · sleeps 8 | $78,304 | $281 | 76% | 4.8★ (242) | 0.5 mi | AirbnbVrboBooking |
 Modern Cabin Retreat | Hot Tub | Views | Sleeps 6 House | 3 bd · 3 ba · sleeps 6 | $33,363 | $281 | 33% | 4.9★ (79) | 0.5 mi | AirbnbVrbo |
 Luxury Mineral Bluff Cabin with Deck & Hot Tub! House | 3 bd · 3 ba · sleeps 6 | $28,906 | $282 | 28% | 4.8★ (8) | 0.5 mi | AirbnbVrboBooking |
 Happy Hideaway | Mineral Bluff, Ga Cabin | 3 bd · 3 ba · sleeps 8 | $21,462 | $425 | 14% | 4.8★ (7) | 0.5 mi | AirbnbVrbo |
 NEW Cabin Forest Decks, Hot Tub, Arcade Games Cabin | 3 bd · 3.5 ba · sleeps 8 | $80,521 | $301 | 73% | 5★ (241) | 0.6 mi | AirbnbVrbo |
 15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 6 | $39,795 | $287 | 38% | 4.9★ (35) | 0.6 mi | AirbnbVrboBooking |
 Mountain Hideaway w/ Hot Tub + Games | Sleeps 10 Cabin | 3 bd · 3 ba · sleeps 10 | $67,051 | $430 | 43% | 5★ (63) | 0.6 mi | AirbnbVrboBooking |
 Modern Lux Cabin w/Hot Tub+Ping Pong+Waffle Bar Cabin | 3 bd · 3.5 ba · sleeps 10 | $56,777 | $363 | 43% | 5★ (184) | 0.6 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
$50,115
NOI
$25,929
Cash flow /mo
-$533
Cash needed
$164,471
Cash-on-cash
-3.9%
ROE (yr 1)
7.2%
Cap rate
5.2%
DSCR
0.80
Year-1 write-off
$107,843
Year-1 tax shield @ 32%
$34,510
Year-1 return on equity
- Cash flow (annual)-$6,397
- Principal paydown$3,271
- Appreciation at%$14,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,023
- Platform fees (3% of revenue)$1,503
- Maintenance / capex (5% of revenue)$2,506
- Utilities & supplies$4,200
- HOA$0
- Property tax$630
- Insurance (STR-rated)$5,324
Cash needed to close
- Down payment (25%)$124,975
- Closing costs (4.0%)$19,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,510
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
$478,000
Short-life (5/15-yr)
$87,000 · 18%
Year-1 deduction
$108,000
Year-1 tax shield @ 32%
$35,000
Land 4% (county tax record, market value split) · building $391,000 over 39 years · new furniture $20,000
Based on: 2,268 sq ft, built 2005, 3 bd / 3.5 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $66,000 in year 1 (9% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$10,800 new × 40% good × 1.84 allocation
- $6,500
Kitchen countertopsdefault
$8,800 new × 40% good × 1.84 allocation
- $2,900
Decorative trimdefault
$4,000 new × 40% good × 1.84 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.84 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.84 allocation
- $4,200
Window coverings (23)default
$5,800 new × 40% good × 1.84 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$8,400 new × 58% good × 1.84 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 58% good × 1.84 allocation
- $5,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.84 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$9,900 new × 50% good × 1.84 allocation
- $4,400
Landscaping (minimal)listing
$4,700 new × 50% good × 1.84 allocation
- $2,100
Patiosdefault
$2,200 new × 50% good × 1.84 allocation
- $23,400
Decks & porches (attached)listing
$25,500 new × 50% good × 1.84 allocation
- $5,500
Fencinglisting
$6,000 new × 50% good × 1.84 allocation
- $293,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$246,200 new × 65% good × 1.84 allocation
- $27,200
Building plumbing & fixturesdefault
$25,500 new × 58% good × 1.84 allocation
- $27,700
Building electrical & lightingdefault
$26,000 new × 58% good × 1.84 allocation
- $18,800
HVACdefault
$25,600 new × 40% good × 1.84 allocation
- $10,700
Hardwood & tile floorsdefault
$14,600 new × 40% good × 1.84 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.84 allocation
- $11,000
Septic systemlisting
$12,000 new × 50% good × 1.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,200 | $44,400 | $1,300 | $107,800 |
| 2 | $0 | $0 | $10,000 | $10,000 |
| 3 | $0 | $0 | $10,000 | $10,000 |
| 4 | $0 | $0 | $10,000 | $10,000 |
| 5 | $0 | $0 | $10,000 | $10,000 |
| 6+ | $0 | $0 | $349,600 | $349,600 |
| Total | $62,200 | $44,400 | $391,000 | $497,600 |
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: 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.