259 The Woods Rd
Mineral Bluff, GA 30559
$639,000
3 bd · 3 ba · 2,108 sqft · Listed 1d ago
View on Realtor.com →Year built
2013
Sqft
2,108
Lot sqft
57,935
HOA / mo
None
Furnished
Yes
List date
2026-09-29T13:26:52.000000Z
Revenue
Annual revenue
$41,529
ADR
$258
Occupancy
44%
Cleaning fees (12 mo)
$8,632
Confidence
Low (44.6), 19 comps
Comp revenue range (p25 / median / p75)
Deck, Panoramic Views: Serene Mineral Bluff Cabin!
Vacation home · 3 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $21,542ADR $251Occ ≈ 24%—
Sounds of Silence | No Pet Fees | Sleeps 8 | Mountain Views | Paved Roads
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $53,069ADR $269Occ ≈ 54%4.9★ (27)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Stunning modern, Rustic, luxe “cabin in the woods” Cabin | 3 bd · 2 ba · sleeps 6 | $29,897 | $185 | 44% | 4.9★ (27) | 0.1 mi | AirbnbVrbo |
Cozy Blue Ridge Escape •Hot Tub•Fireplace-2 acres Cabin | 3 bd · 3 ba · sleeps 8 | $13,293 | $267 | 14% | 5★ (10) | 0.1 mi | AirbnbVrbo |
Twig Hollow-Hot tub, fire pit, dog friendly, view Cabin | 3 bd · 3 ba · sleeps 6 | $25,432 | $269 | 26% | 5★ (7) | 0.2 mi | AirbnbVrbo |
Emerald by the Creek | Mineral Bluff, GA Cabin | 3 bd · 3 ba · sleeps 8 | $65,000 | $458 | 39% | 5★ (26) | 0.2 mi | AirbnbVrbo |
Featured on A&E Million Dollar Mountain Blue Ridge Cabin | 3 bd · 3 ba · sleeps 9 | $48,296 | $413 | 32% | 5★ (24) | 0.3 mi | AirbnbVrbo |
Your Happy Place - Riverfront Soaks in Seclusion Cabin | 3 bd · 4 ba · sleeps 12 | $65,192 | $467 | 38% | 4.5★ (44) | 0.4 mi | AirbnbVrboBooking |
Deck, Panoramic Views: Serene Mineral Bluff Cabin! Vacation home | 3 bd · 2 ba · sleeps 4 | $21,542 | $251 | 24% | — | 0.4 mi | Booking |
Blue Ridge Hot Tub Pet Friendly Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $24,688 | $310 | 22% | 4.9★ (129) | 0.4 mi | AirbnbVrboBooking |
Highlands Retreat the Perfect Cabin for your relating experience Cabin | 3 bd · 3.5 ba · sleeps 6 | $25,321 | $286 | 24% | 5★ (27) | 0.6 mi | VrboBooking |
Sounds of Silence | No Pet Fees | Sleeps 8 | Mountain Views | Paved Roads Cabin | 3 bd · 3 ba · sleeps 8 | $53,069 | $269 | 54% | 4.9★ (27) | 0.6 mi | Vrbo |
Show all 19 comps
Eagles Landing - Hot Tub, Firepit + More!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $59,743ADR $341Occ ≈ 48%4.8★ (6)
Quaint cozy farmhouse- long term rate available.
Cottage · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $11,610ADR $124Occ ≈ 26%4.8★ (29)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Close to Blue Ridge | Games | Hot Tub | Fire Pit Cabin | 3 bd · 3 ba · sleeps 8 | $36,727 | $262 | 38% | 4.8★ (12) | 0.6 mi | AirbnbVrboBooking |
Epic Sunset Views Hot Tub Pet Friendly Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $29,937 | $327 | 25% | 4.8★ (62) | 0.7 mi | AirbnbVrboBooking |
Luxe-Modern & Private: Hot Tub, MTN Views, FirePit House | 3 bd · 3.5 ba · sleeps 8 | $79,580 | $409 | 53% | 5★ (34) | 0.7 mi | AirbnbVrbo |
Blue Ridge, Mountain View, Swing Bed, Cozy Cabin | 3 bd · 2 ba · sleeps 6 | $8,981 | $258 | 10% | 4.8★ (42) | 0.7 mi | AirbnbVrboBooking |
Eagles Landing - Hot Tub, Firepit + More! Cabin | 3 bd · 3 ba · sleeps 8 | $59,743 | $341 | 48% | 4.8★ (6) | 0.7 mi | Airbnb |
Cloudwalker- Views, Hot Tub, Outdoor Fireplace Cabin | 3 bd · 3 ba · sleeps 8 | $67,343 | $421 | 44% | 4.5★ (15) | 0.7 mi | AirbnbVrboBooking |
Views, Pet Friendly, Hot Tub, Fire Pit, 10% Disc Cabin | 3 bd · 3 ba · sleeps 6 | $24,121 | $289 | 23% | 4.7★ (7) | 0.7 mi | AirbnbVrboBooking |
Babbling Brook -Outdoor Living at its Best Cabin | 3 bd · 3 ba · sleeps 6 | $37,877 | $218 | 48% | 5★ (31) | 0.7 mi | AirbnbVrboBooking |
Quaint cozy farmhouse- long term rate available. Cottage | 3 bd · 2 ba · sleeps 6 | $11,610 | $124 | 26% | 4.8★ (29) | 0.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$41,529
NOI
$17,178
Cash flow /mo
-$2,012
Cash needed
$185,310
Cash-on-cash
-13.0%
ROE (yr 1)
-0.4%
Cap rate
2.7%
DSCR
0.42
Year-1 write-off
$119,741
Year-1 tax shield @ 32%
$38,317
Year-1 return on equity
- Cash flow (annual)-$24,143
- Principal paydown$4,182
- Appreciation at%$19,170
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)$8,306
- Platform fees (3% of revenue)$1,246
- Maintenance / capex (5% of revenue)$2,076
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,718
- Insurance (STR-rated)$6,805
Cash needed to close
- Down payment (25%)$159,750
- Closing costs (4.0%)$25,560
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,317
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
$603,000
Short-life (5/15-yr)
$118,000 · 20%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 6% (county tax record, market value split) · building $485,000 over 39 years
Based on: 2,108 sq ft, built 2013, 3 bd / 3 ba, furnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $70,000 in year 1 (11% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$10,400 new × 48% good × 2.04 allocation
- $10,400
Kitchen countertops (stone)listing
$10,700 new × 48% good × 2.04 allocation
- $3,600
Decorative trimdefault
$3,700 new × 48% good × 2.04 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.04 allocation
- $1,200
Shelvingdefault
$1,200 new × 48% good × 2.04 allocation
- $4,300
Window coverings (21)default
$5,300 new × 40% good × 2.04 allocation
- $2,800
Carpet, vinyl & laminate (25% of floors)listing
$3,400 new × 40% good × 2.04 allocation
- $12,300
Kitchen & laundry equipment plumbingdefault
$8,100 new × 74% good × 2.04 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 74% good × 2.04 allocation
- $6,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.04 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $9,700
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.04 allocation
- $9,400
Landscaping (typical)default
$9,200 new × 50% good × 2.04 allocation
- $2,100
Patiosdefault
$2,100 new × 50% good × 2.04 allocation
- $24,200
Decks & porches (attached)listing
$23,700 new × 50% good × 2.04 allocation
- $6,100
Fencinglisting
$6,000 new × 50% good × 2.04 allocation
- $365,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,700 new × 78% good × 2.04 allocation
- $35,900
Building plumbing & fixturesdefault
$23,700 new × 74% good × 2.04 allocation
- $36,300
Building electrical & lightingdefault
$24,000 new × 74% good × 2.04 allocation
- $19,400
HVACdefault
$23,700 new × 40% good × 2.04 allocation
- $10,000
Hardwood & tile floorsdefault
$10,200 new × 48% good × 2.04 allocation
- $5,200
Fireplaces (2)listing
$5,300 new × 48% good × 2.04 allocation
- $12,300
Septic systemlisting
$12,000 new × 50% good × 2.04 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,600 | $51,500 | $1,600 | $119,700 |
| 2 | $0 | $0 | $12,400 | $12,400 |
| 3 | $0 | $0 | $12,400 | $12,400 |
| 4 | $0 | $0 | $12,400 | $12,400 |
| 5 | $0 | $0 | $12,400 | $12,400 |
| 6+ | $0 | $0 | $433,500 | $433,500 |
| Total | $66,600 | $51,500 | $484,800 | $603,000 |
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 and Georgia 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.