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16 Mid Mountain Rd

16 Mid Mountain Rd

Mineral Bluff, GA 30559

$700,000

3 bd · 3 ba · 2,535 sqft · Listed 21d ago

View on Realtor.com →
Rental historyLow confidence

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)

$15,355$58,587$85,105

  • Majestic View- Mineral Bluff GA

    Cabin · 3 bd · 3 ba · sleeps 9 · 243 ft

    Revenue $58,587ADR $302Occ ≈ 53%4.5★ (9)

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  • Sunset Mountain Lodge

    House · 3 bd · 3 ba · sleeps 8 · 295 ft

    Revenue $15,355ADR $313Occ ≈ 13%5★ (160)

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  • 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)

    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 · 505 ft

    Revenue $90,993ADR $365Occ ≈ 68%—

    Booking

  • Stone Pine Lodge- Outdoor Fireplace, HotTub, View!

    Cabin · 3 bd · 3 ba · sleeps 11 · 0.3 mi

    Revenue $62,477ADR $426Occ ≈ 40%5★ (10)

    AirbnbVrboBooking

  • Cloudscape

    House · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $12,924ADR $356Occ ≈ 10%5★ (11)

    Airbnb

  • Boundless Views- Pet Friendly, Hot Tub, Mtn Views!

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $85,105ADR $468Occ ≈ 50%4.8★ (5)

    AirbnbVrbo

  • Boundless Views

    Vacation home · 3 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $88,863ADR $423Occ ≈ 58%—

    Booking

  • Luxury Blue Ridge Cabin Retreat

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $1,850ADR $370Occ ≈ 1%—

    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

Financing

Est. revenue

$58,139

NOI

$27,870

Cash flow /mo

$2,323

Cash needed

$728,000

Cash-on-cash (all cash)

3.8%

ROE (yr 1)

6.7%

Cap rate

4.0%

DSCR

—

Year-1 write-off

$110,894

Year-1 tax shield @ 32%

$35,486

Year-1 return on equity

  • Cash flow (annual)$27,870
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$21,000
ROE6.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.6%
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

  • Purchase price (all cash)$700,000
  • 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.

5-year property$62,300

  • Kitchen cabinetsdefault

    $11,400 new × 44% good × 1.82 allocation

    $9,100

  • Kitchen countertops (stone)listing

    $11,600 new × 44% good × 1.82 allocation

    $9,300

  • Decorative trimdefault

    $4,400 new × 44% good × 1.82 allocation

    $3,600

  • Mirrorsdefault

    $500 new × 40% good × 1.82 allocation

    $300

  • Shelvingdefault

    $1,200 new × 44% good × 1.82 allocation

    $1,000

  • Window coverings (25)default

    $6,300 new × 40% good × 1.82 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $8,800 new × 72% good × 1.82 allocation

    $11,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 72% good × 1.82 allocation

    $7,000

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.82 allocation

    $5,600

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$47,000

  • Paving: driveway & walks (paved)default

    $10,400 new × 50% good × 1.82 allocation

    $9,500

  • Landscaping (typical)default

    $10,000 new × 50% good × 1.82 allocation

    $9,200

  • Patiosdefault

    $2,500 new × 50% good × 1.82 allocation

    $2,300

  • Decks & porches (attached)listing

    $28,500 new × 50% good × 1.82 allocation

    $26,000
Building, 39-year$508,200

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $275,300 new × 77% good × 1.82 allocation

    $385,100

  • Building plumbing & fixturesdefault

    $28,600 new × 72% good × 1.82 allocation

    $37,500

  • Building electrical & lightingdefault

    $29,400 new × 72% good × 1.82 allocation

    $38,600

  • HVACdefault

    $28,600 new × 40% good × 1.82 allocation

    $20,800

  • Hardwood & tile floorsdefault

    $16,300 new × 44% good × 1.82 allocation

    $13,100

  • Fireplacelisting

    $2,600 new × 44% good × 1.82 allocation

    $2,100

  • Septic systemlisting

    $12,000 new × 50% good × 1.82 allocation

    $10,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.