61 Arden Pl
Mineral Bluff, GA 30559
$549,000
4 bd · 3 ba · 3,000 sqft · Listed 8d ago
View on Realtor.com →Year built
2026
Sqft
3,000
Lot sqft
46,174
HOA / mo
$42
Furnished
No
List date
2026-11-04T19:04:01.000000Z
Revenue
Annual revenue
$64,175
ADR
$323
Occupancy
54%
Cleaning fees (12 mo)
$12,965
Confidence
Low (26.65), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $40,741
Huckleberry Haven*Cabin*MountainView*GasFireplace*
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $24,280ADR $156Occ ≈ 43%4.8★ (124)
Georgia Dreamin'
Vacation home · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $87,740ADR $507Occ ≈ 47%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Turkey Ridge – Secluded Getaway: Hot Tub & Games House | 3 bd · 4 ba · sleeps 8 | $102,022 | $448 | 62% | 4.9★ (108) | 0.4 mi | AirbnbBooking |
Recooperation Cabin w/Game Room Suite | Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $3,114 | $252 | 3% | 5★ (1) | 0.5 mi | AirbnbVrbo |
Tucked Away | Free Night Offer! Cabin | 3 bd · 2 ba · sleeps 10 | $40,741 | $231 | 48% | 4.2★ (7) | 0.5 mi | AirbnbBooking |
Huckleberry Haven*Cabin*MountainView*GasFireplace* Cabin
| 3 bd · 2 ba · sleeps 6 | $24,280 | $156 | 43% | 4.8★ (124) | 0.5 mi | Airbnb |
Turkey Ridge - View, private, modern, spacious Cabin
| 3 bd · 3.5 ba · sleeps 6 | $24,010 | $293 | 22% | 4.8★ (6) | 0.5 mi | AirbnbVrbo |
Georgia Dreamin'- Mtn View, Pet Friendly, HotTub Cabin
| 4 bd · 3.5 ba · sleeps 10 | $69,020 | $490 | 39% | 5★ (3) | 0.6 mi | AirbnbVrbo |
Georgia Dreamin' Vacation home | 4 bd · 4 ba · sleeps 10 | $87,740 | $507 | 47% | — | 0.6 mi | 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$64,175
NOI
$31,483
Cash flow /mo
-$378
Cash needed
$188,210
Cash-on-cash
-2.4%
ROE (yr 1)
8.2%
Cap rate
5.7%
DSCR
0.87
Year-1 write-off
$139,763
Year-1 tax shield @ 32%
$44,724
Year-1 return on equity
- Cash flow (annual)-$4,532
- Principal paydown$3,488
- Appreciation at%$16,470
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)$12,835
- Platform fees (3% of revenue)$1,925
- Maintenance / capex (5% of revenue)$3,209
- Utilities & supplies$4,200
- HOA$504
- Property tax$4,172
- Insurance (STR-rated)$5,847
Cash needed to close
- Down payment (25%)$137,250
- Closing costs (4.0%)$21,960
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,724
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
$467,000
Short-life (5/15-yr)
$110,000 · 24%
Year-1 deduction
$140,000
Year-1 tax shield @ 32%
$45,000
Land 15% (market default, no usable tax-record split) · building $356,000 over 39 years · new furniture $29,000
Based on: 3,000 sq ft, built 2026, 4 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $87,000 in year 1 (12% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$12,400 new × 100% good × 0.80 allocation
- $10,200
Kitchen countertops (stone)listing
$12,700 new × 100% good × 0.80 allocation
- $4,200
Decorative trimdefault
$5,300 new × 100% good × 0.80 allocation
- $400
Mirrorsdefault
$500 new × 100% good × 0.80 allocation
- $1,200
Shelvingdefault
$1,500 new × 100% good × 0.80 allocation
- $6,000
Window coverings (30)default
$7,500 new × 100% good × 0.80 allocation
- $15,500
Carpet, vinyl & laminate (100% of floors)listing
$19,300 new × 100% good × 0.80 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$9,600 new × 100% good × 0.80 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 100% good × 0.80 allocation
- $3,100
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 100% good × 0.80 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$11,400 new × 100% good × 0.80 allocation
- $8,800
Landscaping (typical)default
$10,900 new × 100% good × 0.80 allocation
- $2,400
Patiosdefault
$3,000 new × 100% good × 0.80 allocation
- $27,100
Decks & porches (attached)listing
$33,800 new × 100% good × 0.80 allocation
- $261,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$325,800 new × 100% good × 0.80 allocation
- $27,200
Building plumbing & fixturesdefault
$33,800 new × 100% good × 0.80 allocation
- $28,400
Building electrical & lightingdefault
$35,300 new × 100% good × 0.80 allocation
- $27,200
HVACdefault
$33,800 new × 100% good × 0.80 allocation
- $2,100
Fireplacelisting
$2,600 new × 100% good × 0.80 allocation
- $9,600
Septic systemlisting
$12,000 new × 100% good × 0.80 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,000 | $47,400 | $400 | $139,800 |
| 2 | $0 | $0 | $9,100 | $9,100 |
| 3 | $0 | $0 | $9,100 | $9,100 |
| 4 | $0 | $0 | $9,100 | $9,100 |
| 5 | $0 | $0 | $9,100 | $9,100 |
| 6+ | $0 | $0 | $319,300 | $319,300 |
| Total | $92,000 | $47,400 | $356,300 | $495,700 |
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.