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Wolf Creek Trl Lot 6

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 %

Year built

2026

Sqft

1,092

Lot sqft

91,476

HOA / mo

None

Furnished

No

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)

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  • Centrally located house in West Babylon

    House · 2 bd · 1 ba · sleeps 5 · 1.1 mi

    Revenue $1,722ADR $222Occ ≈ 2%—

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  • Canal House 2 Bedroom

    Loft · 2 bd · 1 ba · sleeps 6 · 1.2 mi

    Revenue $30,524ADR $219Occ ≈ 38%5★ (76)

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  • Cozy Small apartment away

    Apartment · 2 bd · 1 ba · sleeps 4 · 1.2 mi

    Revenue $19,353ADR $209Occ ≈ 25%4.8★ (29)

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  • 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)

    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

$30,155

NOI

$8,388

Cash flow /mo

$699

Cash needed

$535,896

Cash-on-cash (all cash)

1.6%

ROE (yr 1)

4.4%

Cap rate

1.7%

DSCR

—

Year-1 write-off

$116,325

Year-1 tax shield @ 32%

$37,224

Year-1 return on equity

  • Cash flow (annual)$8,388
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,997
ROE4.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.3%
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

  • Purchase price (all cash)$499,900
  • 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

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.