560 Endless View Rd
Mineral Bluff, GA 30559
$899,900
3 bd · 3 ba · 2,960 sqft · Listed 4d ago
View on Realtor.com →Year built
2015
Sqft
2,960
Lot sqft
88,862
HOA / mo
None
Furnished
No
List date
2026-09-23T00:27:03.000000Z
Revenue
Annual revenue
$49,066
ADR
$299
Occupancy
45%
Cleaning fees (12 mo)
$10,209
Confidence
Low (31.38), 17 comps
Comp revenue range (p25 / median / p75)
Big Timber Overlook | Hot Tub + Mountain Views
House · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $9,753ADR $197Occ ≈ 14%4.9★ (8)
Summer Specials | Hot Tub + Mtn View | Sleeps 8
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
Revenue $19,162ADR $175Occ ≈ 30%4.8★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
LuxeCabin-Endless View-Hottub-PoolTbl-Fenced Yard House | 3 bd · 3 ba · sleeps 8 | $62,473 | $389 | 44% | 5★ (38) | 200 ft | AirbnbVrbo |
Endless Views | Hot Tub | Movie Theater | Firepit Cabin | 3 bd · 3 ba · sleeps 11 | $80,680 | $366 | 60% | 4.9★ (119) | 292 ft | AirbnbVrboBooking |
Big Timber Overlook | Hot Tub + Mountain Views House | 3 bd · 3 ba · sleeps 8 | $9,753 | $197 | 14% | 4.9★ (8) | 0.2 mi | Airbnb |
Uplifting- Incredible Views, Close to Town, Luxury Cabin | 3 bd · 3 ba · sleeps 10 | $54,042 | $398 | 37% | 4.8★ (18) | 0.3 mi | AirbnbVrboBooking |
Peaceful Cabin: The Poke Cabin | 3 bd · 2.5 ba · sleeps 10 | $16,106 | $183 | 24% | 5★ (28) | 0.4 mi | AirbnbVrbo |
Sleeps 9 + Hot tub Cabin | 3 bd · 2 ba · sleeps 9 | $2,615 | $302 | 2% | 4.8★ (29) | 0.4 mi | AirbnbVrbo |
Summer Specials | Hot Tub + Mtn View | Sleeps 8 Cabin | 3 bd · 2.5 ba · sleeps 8 | $19,162 | $175 | 30% | 4.8★ (20) | 0.4 mi | Airbnb |
Mineral Bluff Cabin w/ Hot Tub + Game Room! Cabin | 3 bd · 3 ba · sleeps 6 | $36,972 | $302 | 34% | 4.9★ (27) | 0.4 mi | AirbnbVrboBooking |
Almost Heaven - Pet Friendly, hot tub & firepit! Cabin | 3 bd · 3 ba · sleeps 10 | $56,892 | $315 | 49% | 4.7★ (164) | 0.5 mi | AirbnbVrboBooking |
Heavens View Cabin | 3 bd · 3 ba · sleeps 9 | $30,523 | $348 | 24% | 5★ (4) | 0.5 mi | AirbnbVrbo |
Show all 17 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Eagles Crest Cabin | 3 bd · 2.5 ba · sleeps 6 | $32,225 | $392 | 23% | 5★ (41) | 0.5 mi | AirbnbVrboBooking |
 EAGLES BREEZE House | 3 bd · 3 ba · sleeps 10 | $43,938 | $385 | 31% | 4★ (1) | 0.5 mi | AirbnbBooking |
 Mountain Views | Hot Tub, Arcade Game & Firepit Cabin | 3 bd · 3 ba · sleeps 10 | $7,194 | $423 | 5% | — | 0.5 mi | AirbnbVrboBooking |
 Mountain Therapy - Hot tub, firepit, and more! Cabin | 3 bd · 3 ba · sleeps 8 | $17,867 | $241 | 20% | 4.6★ (63) | 0.6 mi | AirbnbVrboBooking |
 Eagles Breeze Cabin | 3 bd · 3 ba · sleeps 10 | $26,875 | $403 | 18% | 4.8★ (47) | 0.6 mi | AirbnbVrbo |
 Blue Ridge Luxury Cabin with Sunset Views Cabin | 3 bd · 3.5 ba · sleeps 10 | $83,247 | $363 | 63% | 5★ (112) | 0.6 mi | AirbnbVrbo |
 The Dogwood Cabin Cabin | 3 bd · 3 ba · sleeps 10 | $26,639 | $207 | 35% | 5★ (38) | 0.8 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
$49,066
NOI
$18,542
Cash flow /mo
-$3,304
Cash needed
$286,471
Cash-on-cash
-13.8%
ROE (yr 1)
-2.4%
Cap rate
2.1%
DSCR
0.32
Year-1 write-off
$166,639
Year-1 tax shield @ 32%
$53,324
Year-1 return on equity
- Cash flow (annual)-$39,649
- Principal paydown$5,889
- Appreciation at%$26,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,813
- Platform fees (3% of revenue)$1,472
- Maintenance / capex (5% of revenue)$2,453
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,002
- Insurance (STR-rated)$9,584
Cash needed to close
- Down payment (25%)$224,975
- Closing costs (4.0%)$35,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,324
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
$856,000
Short-life (5/15-yr)
$139,000 · 16%
Year-1 deduction
$167,000
Year-1 tax shield @ 32%
$53,000
Land 5% (county tax record, market value split) · building $717,000 over 39 years · new furniture $26,000
Based on: 2,960 sq ft, built 2015, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $100,000 in year 1 (8% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,000
Kitchen cabinetsdefault
$12,300 new × 56% good × 2.03 allocation
- $11,400
Kitchen countertopsdefault
$10,100 new × 56% good × 2.03 allocation
- $5,900
Decorative trimdefault
$5,200 new × 56% good × 2.03 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.03 allocation
- $1,400
Shelvingdefault
$1,200 new × 56% good × 2.03 allocation
- $6,100
Window coverings (30)default
$7,500 new × 40% good × 2.03 allocation
- $15,200
Kitchen & laundry equipment plumbingdefault
$9,600 new × 78% good × 2.03 allocation
- $9,200
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 78% good × 2.03 allocation
- $5,700
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.03 allocation
- $7,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.03 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$11,300 new × 56% good × 2.03 allocation
- $12,400
Landscaping (typical)default
$10,900 new × 56% good × 2.03 allocation
- $3,300
Patiosdefault
$2,900 new × 56% good × 2.03 allocation
- $33,800
Decks & porches (attached)listing
$33,300 new × 50% good × 2.03 allocation
- $534,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$321,800 new × 82% good × 2.03 allocation
- $52,900
Building plumbing & fixturesdefault
$33,400 new × 78% good × 2.03 allocation
- $55,200
Building electrical & lightingdefault
$34,800 new × 78% good × 2.03 allocation
- $30,500
HVACdefault
$33,300 new × 45% good × 2.03 allocation
- $21,700
Hardwood & tile floorsdefault
$19,000 new × 56% good × 2.03 allocation
- $9,000
Fireplaces (3)listing
$7,900 new × 56% good × 2.03 allocation
- $13,700
Septic systemlisting
$12,000 new × 56% good × 2.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $102,000 | $62,400 | $2,300 | $166,600 |
| 2 | $0 | $0 | $18,400 | $18,400 |
| 3 | $0 | $0 | $18,400 | $18,400 |
| 4 | $0 | $0 | $18,400 | $18,400 |
| 5 | $0 | $0 | $18,400 | $18,400 |
| 6+ | $0 | $0 | $641,200 | $641,200 |
| Total | $102,000 | $62,400 | $717,000 | $881,300 |
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.