Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Wolf Creek Trl Lot 6

Mineral Bluff, GA 30559

$499,900

2 bd · 2 ba · 1,092 sqft · Listed 24d ago

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

1,092

Lot sqft

91,476

HOA / mo

None

Furnished

List date

2026-09-03T15:25:13.000000Z

Revenue

Annual revenue

$30,155

ADR

$149

Occupancy

55%

Cleaning fees (12 mo)

$2,312

Confidence

Low (42.81), 8 comps

Comp revenue range (p25 / median / p75)

$17,177$22,347$27,267

Comfy 1st Floor Convenient Abode
Apartment · 2 bd · 2 ba · sleeps 4 · 0.8 mi
Revenue $43,987ADR $204Occ ≈ 59%5★ (114)
Airbnb
Centrally located house in West Babylon
House · 2 bd · 1 ba · sleeps 5 · 1.1 mi
Revenue $1,722ADR $222Occ ≈ 2%—
Airbnb Vrbo
Canal House 2 Bedroom
Loft · 2 bd · 1 ba · sleeps 6 · 1.2 mi
Revenue $30,524ADR $219Occ ≈ 38%5★ (76)
Airbnb
Cozy Small apartment away
Apartment · 2 bd · 1 ba · sleeps 4 · 1.2 mi
Revenue $19,353ADR $209Occ ≈ 25%4.8★ (29)
Airbnb
Recently renovated ample 2 bedroom
Apartment · 2 bd · 1 ba · sleeps 5 · 1.8 mi
Revenue $21,529ADR $93Occ ≈ 63%4.9★ (8)
Airbnb
Private entrance spacious bedrooms newly renovated
Apartment · 2 bd · 1 ba · sleeps 5 · 1.9 mi
Revenue $10,647ADR $109Occ ≈ 27%5★ (2)
Airbnb
2BR Gem/Private Driveway Entry
Apartment · 2 bd · 1 ba · sleeps 4 · 2.0 mi
Revenue $26,181ADR $149Occ ≈ 48%5★ (105)
Airbnb
5minBeach/6beds2br/10ppl/CozyYard/FirePit/Bicycles
House · 2 bd · 1 ba · sleeps 10 · 2.0 mi
Revenue $23,164ADR $401Occ ≈ 16%4.8★ (8)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Comfy 1st Floor Convenient Abode Apartment	2 bd · 2 ba · sleeps 4	$43,987	$204	59%	5★ (114)	0.8 mi	Airbnb
Centrally located house in West Babylon House	2 bd · 1 ba · sleeps 5	$1,722	$222	2%	—	1.1 mi	Airbnb Vrbo
Canal House 2 Bedroom Loft	2 bd · 1 ba · sleeps 6	$30,524	$219	38%	5★ (76)	1.2 mi	Airbnb
Cozy Small apartment away Apartment	2 bd · 1 ba · sleeps 4	$19,353	$209	25%	4.8★ (29)	1.2 mi	Airbnb
Recently renovated ample 2 bedroom Apartment	2 bd · 1 ba · sleeps 5	$21,529	$93	63%	4.9★ (8)	1.8 mi	Airbnb
Private entrance spacious bedrooms newly renovated Apartment	2 bd · 1 ba · sleeps 5	$10,647	$109	27%	5★ (2)	1.9 mi	Airbnb
2BR Gem/Private Driveway Entry Apartment	2 bd · 1 ba · sleeps 4	$26,181	$149	48%	5★ (105)	2.0 mi	Airbnb
5minBeach/6beds2br/10ppl/CozyYard/FirePit/Bicycles House	2 bd · 1 ba · sleeps 10	$23,164	$401	16%	4.8★ (8)	2.0 mi	Airbnb 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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$30,155

NOI

$8,388

Cash flow /mo

-$1,995

Cash needed

$160,971

Cash-on-cash

-14.9%

ROE (yr 1)

-3.5%

Cap rate

1.7%

DSCR

0.26

Year-1 write-off

$116,325

Year-1 tax shield @ 32%

$37,224

Year-1 return on equity

Cash flow (annual)-$23,937
Principal paydown$3,271
Appreciation at%$14,997

ROE-3.5%

ROE incl. year-1 tax savings (32% bracket, STR loophole)19.6%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$6,031
Platform fees (3% of revenue)$905
Maintenance / capex (5% of revenue)$1,508
Utilities & supplies$4,200
HOA$0
Property tax$3,799
Insurance (STR-rated)$5,324

Cash needed to close

Down payment (25%)$124,975
Closing costs (4.0%)$19,996
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$37,224

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

$425,000

Short-life (5/15-yr)

$99,000 · 23%

Year-1 deduction

$116,000

Year-1 tax shield @ 32%

$37,000

Land 15% (market default, no usable tax-record split) · building $326,000 over 39 years · new furniture $16,000

Based on: 1,092 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $82,000 in year 1 (15% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$86,800

Kitchen cabinetsdefault
$8,200 new × 100% good × 1.83 allocation
$15,000
Kitchen countertopsdefault
$6,700 new × 100% good × 1.83 allocation
$12,300
Decorative trimdefault
$1,900 new × 100% good × 1.83 allocation
$3,500
Mirrorsdefault
$300 new × 100% good × 1.83 allocation
$500
Shelvingdefault
$900 new × 100% good × 1.83 allocation
$1,600
Window coverings (11)default
$2,800 new × 100% good × 1.83 allocation
$5,000
Kitchen & laundry equipment plumbingdefault
$6,400 new × 100% good × 1.83 allocation
$11,700
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 100% good × 1.83 allocation
$7,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 1.83 allocation
$14,100
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$28,500

Paving: driveway & walks (paved)default
$6,900 new × 100% good × 1.83 allocation
$12,500
Landscaping (typical)default
$6,600 new × 100% good × 1.83 allocation
$12,100
Patiosdefault
$1,100 new × 100% good × 1.83 allocation
$2,000
Decks & porches (attached)default
$1,100 new × 100% good × 1.83 allocation
$2,000

Building, 39-year$325,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$118,100 new × 100% good × 1.83 allocation
$216,000
Building plumbing & fixturesdefault
$12,200 new × 100% good × 1.83 allocation
$22,400
Building electrical & lightingdefault
$11,100 new × 100% good × 1.83 allocation
$20,300
HVACdefault
$12,300 new × 100% good × 1.83 allocation
$22,500
Hardwood & tile floorsdefault
$7,000 new × 100% good × 1.83 allocation
$12,900
Fireplaces (2)listing
$5,300 new × 100% good × 1.83 allocation
$9,600
Septic systemlisting
$12,000 new × 100% good × 1.83 allocation
$21,900

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	$86,800	$28,500	$1,000	$116,300
2	$0	$0	$8,300	$8,300
3	$0	$0	$8,300	$8,300
4	$0	$0	$8,300	$8,300
5	$0	$0	$8,300	$8,300
6+	$0	$0	$291,200	$291,200
Total	$86,800	$28,500	$325,600	$440,900

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.