386 Mountain Laurel Rdg

Mineral Bluff, GA 30559

$699,000

2 bd · 2 ba · 1,664 sqft · Listed 25d ago

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Rental historyLow confidenceEst. land %

Year built

2026

Sqft

1,664

Lot sqft

43,560

HOA / mo

$60

Furnished

List date

2026-09-02T15:35:00.000000Z

Revenue

Annual revenue

$45,197

ADR

$200

Occupancy

62%

Cleaning fees (12 mo)

$6,904

Confidence

Low (23.52), 5 comps

Comp revenue range (p25 / median / p75)

$20,712$25,733$51,895

Unique Treebarn! The Raven's Nest Elevated Escape
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $51,895ADR $194Occ ≈ 73%5★ (83)
Airbnb Vrbo
Deck, Panoramic Views: Serene Mineral Bluff Cabin!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $20,712ADR $210Occ ≈ 27%4.9★ (47)
Airbnb Vrbo
Hemptown Hollow! Creekfront:10 min from Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $73,834ADR $309Occ ≈ 65%5★ (197)
Airbnb Vrbo
Pet-Friendly Near Blue Ridge, Hot Tub & Fire Pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $25,733ADR $290Occ ≈ 24%—
Airbnb Vrbo Booking
Let It Be Lodge -Pet Friendly, Hot Tub, Fire Pit
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $5,482ADR $281Occ ≈ 5%5★ (1)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Unique Treebarn! The Raven's Nest Elevated Escape Cabin	2 bd · 1 ba · sleeps 4	$51,895	$194	73%	5★ (83)	0.3 mi	Airbnb Vrbo
Deck, Panoramic Views: Serene Mineral Bluff Cabin! Cabin	2 bd · 2 ba · sleeps 4	$20,712	$210	27%	4.9★ (47)	0.5 mi	Airbnb Vrbo
Hemptown Hollow! Creekfront:10 min from Blue Ridge Cabin	2 bd · 1 ba · sleeps 6	$73,834	$309	65%	5★ (197)	0.6 mi	Airbnb Vrbo
Pet-Friendly Near Blue Ridge, Hot Tub & Fire Pit Cabin	2 bd · 2 ba · sleeps 4	$25,733	$290	24%	—	0.7 mi	Airbnb Vrbo Booking
Let It Be Lodge -Pet Friendly, Hot Tub, Fire Pit Cabin	2 bd · 2 ba · sleeps 6	$5,482	$281	5%	5★ (1)	0.7 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

Purchase priceAlready furnishedTax bracket

Est. revenue

$45,197

NOI

$19,991

Cash flow /mo

$1,666

Cash needed

$742,960

Cash-on-cash (all cash)

2.7%

ROE (yr 1)

5.5%

Cap rate

2.9%

DSCR

—

Year-1 write-off

$137,237

Year-1 tax shield @ 32%

$43,916

Year-1 return on equity

Cash flow (annual)$19,991
Principal paydown (n/a, cash)$0
Appreciation at%$20,970

ROE5.5%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.4%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$9,039
Platform fees (3% of revenue)$1,356
Maintenance / capex (5% of revenue)$2,260
Utilities & supplies$4,200
HOA$720
Property tax$186
Insurance (STR-rated)$7,444

Cash needed to close

Purchase price (all cash)$699,000
Closing costs (4.0%)$27,960
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$43,916

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

$594,000

Short-life (5/15-yr)

$120,000 · 20%

Year-1 deduction

$137,000

Year-1 tax shield @ 32%

$44,000

Land 15% (market default, no usable tax-record split) · building $474,000 over 39 years · new furniture $16,000

Based on: 1,664 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $96,000 in year 1 (13% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$99,900

Kitchen cabinetsdefault
$9,400 new × 100% good × 1.80 allocation
$17,000
Kitchen countertopsdefault
$7,700 new × 100% good × 1.80 allocation
$13,900
Decorative trimdefault
$2,900 new × 100% good × 1.80 allocation
$5,200
Mirrorsdefault
$300 new × 100% good × 1.80 allocation
$500
Shelvingdefault
$900 new × 100% good × 1.80 allocation
$1,600
Window coverings (17)default
$4,300 new × 100% good × 1.80 allocation
$7,700
Carpet, vinyl & laminate (33% of floors)listing
$3,600 new × 100% good × 1.80 allocation
$6,400
Kitchen & laundry equipment plumbingdefault
$7,400 new × 100% good × 1.80 allocation
$13,200
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 100% good × 1.80 allocation
$8,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.80 allocation
$10,300
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$35,800

Paving: driveway & walks (paved)default
$8,500 new × 100% good × 1.80 allocation
$15,200
Landscaping (typical)default
$8,100 new × 100% good × 1.80 allocation
$14,600
Patiosdefault
$1,600 new × 100% good × 1.80 allocation
$3,000
Decks & porches (attached)default
$1,600 new × 100% good × 1.80 allocation
$3,000

Building, 39-year$474,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,600 new × 100% good × 1.80 allocation
$325,200
Building plumbing & fixturesdefault
$18,700 new × 100% good × 1.80 allocation
$33,700
Building electrical & lightingdefault
$18,400 new × 100% good × 1.80 allocation
$33,100
HVACdefault
$18,700 new × 100% good × 1.80 allocation
$33,800
Hardwood & tile floorsdefault
$7,100 new × 100% good × 1.80 allocation
$12,900
Fireplaces (3)listing
$7,900 new × 100% good × 1.80 allocation
$14,200
Septic systemlisting
$12,000 new × 100% good × 1.80 allocation
$21,600

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	$99,900	$35,800	$1,500	$137,200
2	$0	$0	$12,200	$12,200
3	$0	$0	$12,200	$12,200
4	$0	$0	$12,200	$12,200
5	$0	$0	$12,200	$12,200
6+	$0	$0	$424,300	$424,300
Total	$99,900	$35,800	$474,400	$610,200

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.