16 Mid Mountain Rd
Mineral Bluff, GA 30559
$700,000
3 bd · 3 ba · 2,535 sqft · Listed 21d ago
View on Realtor.com →Year built
2012
Sqft
2,535
Lot sqft
166,399
HOA / mo
None
Furnished
Yes
List date
2026-09-06T21:00:13.000000Z
Revenue
Annual revenue
$58,139
ADR
$333
Occupancy
48%
Cleaning fees (12 mo)
$8,757
Confidence
Low (32.98), 9 comps
Comp revenue range (p25 / median / p75)
STUNNING mountain views facing sunset, hot tub, 3 king bedrooms + attached baths
Cabin · 3 bd · 3 ba · sleeps 8 · 299 ft
Revenue $47,394ADR $334Occ ≈ 39%5★ (155)
Majestic View - Mineral Bluff, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Challenge Friends in the Arcade, and R
Vacation home · 3 bd · 3 ba · sleeps 9 · 505 ft
Revenue $90,993ADR $365Occ ≈ 68%—
Boundless Views
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $88,863ADR $423Occ ≈ 58%—
Luxury Blue Ridge Cabin Retreat
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $1,850ADR $370Occ ≈ 1%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Majestic View- Mineral Bluff GA Cabin | 3 bd · 3 ba · sleeps 9 | $58,587 | $302 | 53% | 4.5★ (9) | 243 ft | AirbnbVrbo |
Sunset Mountain Lodge House | 3 bd · 3 ba · sleeps 8 | $15,355 | $313 | 13% | 5★ (160) | 295 ft | AirbnbVrbo |
STUNNING mountain views facing sunset, hot tub, 3 king bedrooms + attached baths Cabin | 3 bd · 3 ba · sleeps 8 | $47,394 | $334 | 39% | 5★ (155) | 299 ft | Vrbo |
Majestic View - Mineral Bluff, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Challenge Friends in the Arcade, and R Vacation home | 3 bd · 3 ba · sleeps 9 | $90,993 | $365 | 68% | — | 505 ft | Booking |
Stone Pine Lodge- Outdoor Fireplace, HotTub, View! Cabin | 3 bd · 3 ba · sleeps 11 | $62,477 | $426 | 40% | 5★ (10) | 0.3 mi | AirbnbVrboBooking |
Cloudscape House | 3 bd · 3 ba · sleeps 8 | $12,924 | $356 | 10% | 5★ (11) | 0.5 mi | Airbnb |
Boundless Views- Pet Friendly, Hot Tub, Mtn Views! Cabin | 3 bd · 3 ba · sleeps 8 | $85,105 | $468 | 50% | 4.8★ (5) | 0.5 mi | AirbnbVrbo |
Boundless Views Vacation home | 3 bd · 3 ba · sleeps 8 | $88,863 | $423 | 58% | — | 0.6 mi | Booking |
Luxury Blue Ridge Cabin Retreat Cabin | 3 bd · 3 ba · sleeps 8 | $1,850 | $370 | 1% | — | 0.7 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
$58,139
NOI
$27,870
Cash flow /mo
-$1,450
Cash needed
$203,000
Cash-on-cash
-8.6%
ROE (yr 1)
4.0%
Cap rate
4.0%
DSCR
0.62
Year-1 write-off
$110,894
Year-1 tax shield @ 32%
$35,486
Year-1 return on equity
- Cash flow (annual)-$17,395
- Principal paydown$4,581
- Appreciation at%$21,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,628
- Platform fees (3% of revenue)$1,744
- Maintenance / capex (5% of revenue)$2,907
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,335
- Insurance (STR-rated)$7,455
Cash needed to close
- Down payment (25%)$175,000
- Closing costs (4.0%)$28,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,486
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
$617,000
Short-life (5/15-yr)
$109,000 · 18%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$35,000
Land 12% (county tax record, market value split) · building $508,000 over 39 years
Based on: 2,535 sq ft, built 2012, 3 bd / 3 ba, furnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $62,000 in year 1 (10% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$11,400 new × 44% good × 1.82 allocation
- $9,300
Kitchen countertops (stone)listing
$11,600 new × 44% good × 1.82 allocation
- $3,600
Decorative trimdefault
$4,400 new × 44% good × 1.82 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.82 allocation
- $1,000
Shelvingdefault
$1,200 new × 44% good × 1.82 allocation
- $4,600
Window coverings (25)default
$6,300 new × 40% good × 1.82 allocation
- $11,600
Kitchen & laundry equipment plumbingdefault
$8,800 new × 72% good × 1.82 allocation
- $7,000
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 72% good × 1.82 allocation
- $5,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.82 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $9,500
Paving: driveway & walks (paved)default
$10,400 new × 50% good × 1.82 allocation
- $9,200
Landscaping (typical)default
$10,000 new × 50% good × 1.82 allocation
- $2,300
Patiosdefault
$2,500 new × 50% good × 1.82 allocation
- $26,000
Decks & porches (attached)listing
$28,500 new × 50% good × 1.82 allocation
- $385,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$275,300 new × 77% good × 1.82 allocation
- $37,500
Building plumbing & fixturesdefault
$28,600 new × 72% good × 1.82 allocation
- $38,600
Building electrical & lightingdefault
$29,400 new × 72% good × 1.82 allocation
- $20,800
HVACdefault
$28,600 new × 40% good × 1.82 allocation
- $13,100
Hardwood & tile floorsdefault
$16,300 new × 44% good × 1.82 allocation
- $2,100
Fireplacelisting
$2,600 new × 44% good × 1.82 allocation
- $10,900
Septic systemlisting
$12,000 new × 50% good × 1.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,300 | $47,000 | $1,600 | $110,900 |
| 2 | $0 | $0 | $13,000 | $13,000 |
| 3 | $0 | $0 | $13,000 | $13,000 |
| 4 | $0 | $0 | $13,000 | $13,000 |
| 5 | $0 | $0 | $13,000 | $13,000 |
| 6+ | $0 | $0 | $454,400 | $454,400 |
| Total | $62,300 | $47,000 | $508,200 | $617,500 |
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.