345 Deer Trl
Mineral Bluff, GA 30559
$519,900
3 bd · 3 ba · 2,856 sqft · Listed 30d ago
View on Realtor.com →Year built
2020
Sqft
2,856
Lot sqft
27,443
HOA / mo
$0
Furnished
No
List date
2026-08-28T01:25:22.000000Z
Revenue
Annual revenue
$40,487
ADR
$201
Occupancy
55%
Cleaning fees (12 mo)
$8,053
Confidence
Low (27.49), 6 comps
Comp revenue range (p25 / median / p75)
The Wildflower House
Cabin · 3 bd · 3 ba · sleeps 6 · 489 ft
Revenue $3,100ADR $1,550Occ ≈ 1%5★ (122)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Wildflower House Cabin | 3 bd · 3 ba · sleeps 6 | $3,100 | $1,550 | 1% | 5★ (122) | 489 ft | Airbnb |
Blue Ridge 3.5mi+Hot Tub+Game Room+Arcade+Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $45,045 | $204 | 60% | 5★ (220) | 0.1 mi | AirbnbVrbo |
Fireside- Dog Friendly, Outdoor Living, Fire Pit Cabin | 3 bd · 3 ba · sleeps 8 | $56,188 | $348 | 44% | 4.7★ (13) | 0.1 mi | AirbnbVrboBooking |
Down by the River Stay House | 3 bd · 2.5 ba · sleeps 8 | $9,052 | $301 | 8% | 4.6★ (67) | 0.7 mi | AirbnbVrboBooking |
Hidden River | $199 Off Your Stay! Cabin | 3 bd · 3 ba · sleeps 8 | $71,919 | $403 | 49% | 4.9★ (383) | 0.7 mi | AirbnbVrboBooking |
Toccoa River Overlook Cabin • Hot Tub & Fire Pit Cabin | 3 bd · 3.5 ba · sleeps 12 | $36,212 | $409 | 24% | 5★ (91) | 0.7 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
$40,487
NOI
$17,243
Cash flow /mo
-$1,365
Cash needed
$170,271
Cash-on-cash
-9.6%
ROE (yr 1)
1.5%
Cap rate
3.3%
DSCR
0.51
Year-1 write-off
$124,671
Year-1 tax shield @ 32%
$39,895
Year-1 return on equity
- Cash flow (annual)-$16,376
- Principal paydown$3,402
- Appreciation at%$15,597
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,097
- Platform fees (3% of revenue)$1,215
- Maintenance / capex (5% of revenue)$2,024
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,171
- Insurance (STR-rated)$5,537
Cash needed to close
- Down payment (25%)$129,975
- Closing costs (4.0%)$20,796
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,895
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
$511,000
Short-life (5/15-yr)
$103,000 · 20%
Year-1 deduction
$125,000
Year-1 tax shield @ 32%
$40,000
Land 2% (county tax record, market value split) · building $408,000 over 39 years · new furniture $20,000
Based on: 2,856 sq ft, built 2020, 3 bd / 3 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $76,000 in year 1 (11% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$12,100 new × 76% good × 1.10 allocation
- $8,200
Kitchen countertopsdefault
$9,900 new × 76% good × 1.10 allocation
- $4,200
Decorative trimdefault
$5,000 new × 76% good × 1.10 allocation
- $200
Mirrorsdefault
$500 new × 50% good × 1.10 allocation
- $1,000
Shelvingdefault
$1,200 new × 76% good × 1.10 allocation
- $3,200
Window coverings (29)default
$7,300 new × 40% good × 1.10 allocation
- $10,100
Carpet, vinyl & laminate (100% of floors)listing
$18,400 new × 50% good × 1.10 allocation
- $9,100
Kitchen & laundry equipment plumbingdefault
$9,400 new × 88% good × 1.10 allocation
- $5,500
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 88% good × 1.10 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 1.10 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $2,800
Paving: driveway & walks (gravel)listing
$3,300 new × 76% good × 1.10 allocation
- $8,900
Landscaping (typical)default
$10,700 new × 76% good × 1.10 allocation
- $10,700
Patioslisting
$12,900 new × 76% good × 1.10 allocation
- $24,700
Decks & porches (attached)listing
$32,100 new × 70% good × 1.10 allocation
- $307,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$310,400 new × 90% good × 1.10 allocation
- $31,200
Building plumbing & fixturesdefault
$32,200 new × 88% good × 1.10 allocation
- $32,400
Building electrical & lightingdefault
$33,500 new × 88% good × 1.10 allocation
- $24,800
HVACdefault
$32,200 new × 70% good × 1.10 allocation
- $2,200
Fireplacelisting
$2,600 new × 76% good × 1.10 allocation
- $10,000
Septic systemlisting
$12,000 new × 76% good × 1.10 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,300 | $47,100 | $2,200 | $124,700 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $363,700 | $363,700 |
| Total | $75,300 | $47,100 | $407,700 | $530,200 |
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.