955 Mull Dr

Mineral Bluff, GA 30559

$540,000

2 bd · 2.5 ba · 1,440 sqft · Listed 2d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2012

Sqft

1,440

Lot sqft

239,144

HOA / mo

Furnished

List date

2026-11-10T04:06:19.000000Z

Revenue

Annual revenue

$38,208

ADR

$252

Occupancy

42%

Cleaning fees (12 mo)

$8,038

Confidence

Low (32.6), 19 comps

Comp revenue range (p25 / median / p75)

$18,008$28,855$51,500

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $28,855

Sweet Seclusion - Fireplace, arcade, & views!
Cabin · 2 bd · 3 ba · sleeps 8 · 430 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $17,670ADR $229Occ ≈ 21%4.8★ (131)
Airbnb Vrbo Booking
Mountain View | Hot Tub, Pool Table & Fenced Yard!
House · 3 bd · 3 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +4
Revenue $71,379ADR $401Occ ≈ 49%5★ (48)
Airbnb Vrbo
Endless Views | Hot Tub | Movie Theater | Firepit
Cabin · 3 bd · 3 ba · sleeps 11 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $79,483ADR $364Occ ≈ 60%4.9★ (124)
Airbnb Vrbo Booking
Peaceful Cabin: The Poke
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $18,068ADR $191Occ ≈ 26%5★ (34)
Airbnb Vrbo
Big Timber Overlook | Hot Tub + Mountain Views
House · 3 bd · 3 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $17,170ADR $210Occ ≈ 22%5★ (14)
Airbnb
Private cozy cabin with ev 50amps car charger
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $9,240ADR $197Occ ≈ 13%4.8★ (19)
Airbnb
Uplifting- Incredible Views, Close to Town, Luxury
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $58,512ADR $378Occ ≈ 42%4.8★ (18)
Airbnb Vrbo Booking
Enjoy Fall Weather| Hot Tub + Mtn View | Sleeps 8
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $17,948ADR $199Occ ≈ 25%4.9★ (24)
Airbnb
Sleeps 9 + Hot tub
Cabin · 3 bd · 2 ba · sleeps 9 · 0.4 mi
Revenue $5,203ADR $309Occ ≈ 5%4.8★ (29)
Airbnb
Almost Heaven - Pet Friendly, hot tub & firepit!
Cabin · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $57,005ADR $306Occ ≈ 51%4.7★ (163)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Sweet Seclusion - Fireplace, arcade, & views! Cabin A/C Free parking Wifi Kitchen +4	2 bd · 3 ba · sleeps 8	$17,670	$229	21%	4.8★ (131)	430 ft	Airbnb Vrbo Booking
Mountain View \| Hot Tub, Pool Table & Fenced Yard! House Hot tub A/C Pets OK Wifi +4	3 bd · 3 ba · sleeps 8	$71,379	$401	49%	5★ (48)	0.1 mi	Airbnb Vrbo
Endless Views \| Hot Tub \| Movie Theater \| Firepit Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 11	$79,483	$364	60%	4.9★ (124)	0.2 mi	Airbnb Vrbo Booking
Peaceful Cabin: The Poke Cabin Hot tub A/C Free parking Wifi +4	3 bd · 2.5 ba · sleeps 10	$18,068	$191	26%	5★ (34)	0.2 mi	Airbnb Vrbo
Big Timber Overlook \| Hot Tub + Mountain Views House Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 8	$17,170	$210	22%	5★ (14)	0.3 mi	Airbnb
Private cozy cabin with ev 50amps car charger Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 4	$9,240	$197	13%	4.8★ (19)	0.4 mi	Airbnb
Uplifting- Incredible Views, Close to Town, Luxury Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 10	$58,512	$378	42%	4.8★ (18)	0.4 mi	Airbnb Vrbo Booking
Enjoy Fall Weather\| Hot Tub + Mtn View \| Sleeps 8 Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2.5 ba · sleeps 8	$17,948	$199	25%	4.9★ (24)	0.4 mi	Airbnb
Sleeps 9 + Hot tub Cabin	3 bd · 2 ba · sleeps 9	$5,203	$309	5%	4.8★ (29)	0.4 mi	Airbnb
Almost Heaven - Pet Friendly, hot tub & firepit! Cabin	3 bd · 3 ba · sleeps 10	$57,005	$306	51%	4.7★ (163)	0.5 mi	Airbnb Booking

Show 9 more

Mineral Bluff Cabin w/ Hot Tub + Game Room!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $43,057ADR $302Occ ≈ 39%4.9★ (27)
Airbnb Booking
Heavens View
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $34,528ADR $334Occ ≈ 28%5★ (4)
Airbnb Vrbo
Eagles Crest
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $32,822ADR $391Occ ≈ 23%5★ (41)
Airbnb Vrbo Booking
EAGLES BREEZE
House · 3 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $45,995ADR $396Occ ≈ 32%4★ (1)
Booking
Mountain Views | Hot Tub, Arcade Game & Firepit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $20,424ADR $363Occ ≈ 15%5★ (6)
Airbnb Vrbo Booking
Eagles Breeze
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $28,855ADR $387Occ ≈ 20%4.8★ (47)
Airbnb Vrbo
Mountain Therapy - Hot tub, firepit, and more!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $19,166ADR $229Occ ≈ 23%4.6★ (63)
Airbnb Vrbo Booking
The Dogwood Cabin
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $19,194ADR $198Occ ≈ 27%5★ (38)
Airbnb
Blue Ridge Luxury Cabin with Sunset Views
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $84,732ADR $375Occ ≈ 62%5★ (120)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mineral Bluff Cabin w/ Hot Tub + Game Room! Cabin	3 bd · 3 ba · sleeps 6	$43,057	$302	39%	4.9★ (27)	0.5 mi	Airbnb Booking
Heavens View Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 9	$34,528	$334	28%	5★ (4)	0.5 mi	Airbnb Vrbo
Eagles Crest Cabin A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 6	$32,822	$391	23%	5★ (41)	0.5 mi	Airbnb Vrbo Booking
EAGLES BREEZE House	3 bd · 3 ba · sleeps 10	$45,995	$396	32%	4★ (1)	0.5 mi	Booking
Mountain Views \| Hot Tub, Arcade Game & Firepit Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 10	$20,424	$363	15%	5★ (6)	0.6 mi	Airbnb Vrbo Booking
Eagles Breeze Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 10	$28,855	$387	20%	4.8★ (47)	0.6 mi	Airbnb Vrbo
Mountain Therapy - Hot tub, firepit, and more! Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 8	$19,166	$229	23%	4.6★ (63)	0.6 mi	Airbnb Vrbo Booking
The Dogwood Cabin Cabin	3 bd · 3 ba · sleeps 10	$19,194	$198	27%	5★ (38)	0.7 mi	Airbnb
Blue Ridge Luxury Cabin with Sunset Views Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3.5 ba · sleeps 10	$84,732	$375	62%	5★ (120)	0.7 mi	Airbnb Vrbo Booking

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

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$38,208

NOI

$15,263

Cash flow /mo

$1,272

Cash needed

$577,600

Cash-on-cash (all cash)

2.6%

ROE (yr 1)

5.4%

Cap rate

2.8%

DSCR

—

Year-1 write-off

$113,026

Year-1 tax shield @ 32%

$36,168

Year-1 return on equity

Cash flow (annual)$15,263
Principal paydown (n/a, cash)$0
Appreciation at%$16,200

ROE5.4%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$7,642
Platform fees (3% of revenue)$1,146
Maintenance / capex (5% of revenue)$1,910
Utilities & supplies$4,200
HOA$0
Property tax$2,296
Insurance (STR-rated)$5,751

Cash needed to close

Purchase price (all cash)$540,000
Closing costs (4.0%)$21,600
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$36,168

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$459,000

Short-life (5/15-yr)

$97,000 · 21%

Year-1 deduction

$113,000

Year-1 tax shield @ 32%

$36,000

Land 15% (market default, no usable tax-record split) · building $362,000 over 39 years · new furniture $16,000

Based on: 1,440 sq ft, built 2012, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $75,000 in year 1 (13% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$75,200

Kitchen cabinetsdefault
$9,000 new × 44% good × 2.26 allocation
$8,900
Kitchen countertopsdefault
$7,300 new × 44% good × 2.26 allocation
$7,300
Decorative trimdefault
$2,500 new × 44% good × 2.26 allocation
$2,500
Mirrorsdefault
$300 new × 40% good × 2.26 allocation
$300
Shelvingdefault
$900 new × 44% good × 2.26 allocation
$900
Window coverings (14)default
$3,500 new × 40% good × 2.26 allocation
$3,200
Carpet, vinyl & laminate (33% of floors)listing
$3,100 new × 40% good × 2.26 allocation
$2,800
Kitchen & laundry equipment plumbingdefault
$7,000 new × 72% good × 2.26 allocation
$11,400
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 72% good × 2.26 allocation
$6,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.26 allocation
$7,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.26 allocation
$8,200
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$37,400

Paving: driveway & walks (paved)default
$7,900 new × 50% good × 2.26 allocation
$8,900
Landscaping (typical)default
$7,600 new × 50% good × 2.26 allocation
$8,600
Patiosdefault
$1,400 new × 50% good × 2.26 allocation
$1,600
Decks & porches (attached)listing
$16,200 new × 50% good × 2.26 allocation
$18,300

Building, 39-year$362,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$156,100 new × 77% good × 2.26 allocation
$271,000
Building plumbing & fixturesdefault
$16,200 new × 72% good × 2.26 allocation
$26,400
Building electrical & lightingdefault
$15,500 new × 72% good × 2.26 allocation
$25,300
HVACdefault
$16,200 new × 40% good × 2.26 allocation
$14,700
Hardwood & tile floorsdefault
$6,200 new × 44% good × 2.26 allocation
$6,200
Fireplaces (2)listing
$5,300 new × 44% good × 2.26 allocation
$5,200
Septic systemlisting
$12,000 new × 50% good × 2.26 allocation
$13,600

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$75,200	$37,400	$400	$113,000
2	$0	$0	$9,300	$9,300
3	$0	$0	$9,300	$9,300
4	$0	$0	$9,300	$9,300
5	$0	$0	$9,300	$9,300
6+	$0	$0	$324,800	$324,800
Total	$75,200	$37,400	$362,400	$475,000

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: California, Georgia and Wisconsin disallow 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.