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345 Deer Trl

345 Deer Trl

Mineral Bluff, GA 30559

$519,900

3 bd · 3 ba · 2,856 sqft · Listed 30d ago

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Low confidence

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)

$15,842$40,629$53,402

  • The Wildflower House

    Cabin · 3 bd · 3 ba · sleeps 6 · 489 ft

    Revenue $3,100ADR $1,550Occ ≈ 1%5★ (122)

    Airbnb

  • Blue Ridge 3.5mi+Hot Tub+Game Room+Arcade+Fire Pit

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue $45,045ADR $204Occ ≈ 60%5★ (220)

    AirbnbVrbo

  • Fireside- Dog Friendly, Outdoor Living, Fire Pit

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $56,188ADR $348Occ ≈ 44%4.7★ (13)

    AirbnbVrboBooking

  • Down by the River Stay

    House · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi

    Revenue $9,052ADR $301Occ ≈ 8%4.6★ (67)

    AirbnbVrboBooking

  • Hidden River | $199 Off Your Stay!

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

    Revenue $71,919ADR $403Occ ≈ 49%4.9★ (383)

    AirbnbVrboBooking

  • Toccoa River Overlook Cabin • Hot Tub & Fire Pit

    Cabin · 3 bd · 3.5 ba · sleeps 12 · 0.7 mi

    Revenue $36,212ADR $409Occ ≈ 24%5★ (91)

    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

Financing

Est. revenue

$40,487

NOI

$17,243

Cash flow /mo

$1,437

Cash needed

$560,196

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.9%

Cap rate

3.3%

DSCR

—

Year-1 write-off

$124,671

Year-1 tax shield @ 32%

$39,895

Year-1 return on equity

  • Cash flow (annual)$17,243
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,597
ROE5.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.0%
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

  • Purchase price (all cash)$519,900
  • 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.

5-year property$75,300

  • Kitchen cabinetsdefault

    $12,100 new × 76% good × 1.10 allocation

    $10,100

  • Kitchen countertopsdefault

    $9,900 new × 76% good × 1.10 allocation

    $8,200

  • Decorative trimdefault

    $5,000 new × 76% good × 1.10 allocation

    $4,200

  • Mirrorsdefault

    $500 new × 50% good × 1.10 allocation

    $200

  • Shelvingdefault

    $1,200 new × 76% good × 1.10 allocation

    $1,000

  • Window coverings (29)default

    $7,300 new × 40% good × 1.10 allocation

    $3,200

  • Carpet, vinyl & laminate (100% of floors)listing

    $18,400 new × 50% good × 1.10 allocation

    $10,100

  • Kitchen & laundry equipment plumbingdefault

    $9,400 new × 88% good × 1.10 allocation

    $9,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,700 new × 88% good × 1.10 allocation

    $5,500

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

    $7,700 new × 50% good × 1.10 allocation

    $4,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$47,100

  • Paving: driveway & walks (gravel)listing

    $3,300 new × 76% good × 1.10 allocation

    $2,800

  • Landscaping (typical)default

    $10,700 new × 76% good × 1.10 allocation

    $8,900

  • Patioslisting

    $12,900 new × 76% good × 1.10 allocation

    $10,700

  • Decks & porches (attached)listing

    $32,100 new × 70% good × 1.10 allocation

    $24,700
Building, 39-year$407,700

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

    $310,400 new × 90% good × 1.10 allocation

    $307,200

  • Building plumbing & fixturesdefault

    $32,200 new × 88% good × 1.10 allocation

    $31,200

  • Building electrical & lightingdefault

    $33,500 new × 88% good × 1.10 allocation

    $32,400

  • HVACdefault

    $32,200 new × 70% good × 1.10 allocation

    $24,800

  • Fireplacelisting

    $2,600 new × 76% good × 1.10 allocation

    $2,200

  • Septic systemlisting

    $12,000 new × 76% good × 1.10 allocation

    $10,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.