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Hickory Holw Lot 4

Hickory Holw Lot 4

Mineral Bluff, GA 30559

$469,000

2 bd · 2 ba · 1,000 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2026

Sqft

1,000

Lot sqft

71,438

HOA / mo

$0

Furnished

No

List date

2026-10-23T17:03:10.000000Z

Revenue

Annual revenue

$32,224

ADR

$151

Occupancy

58%

Cleaning fees (12 mo)

$2,624

Confidence

Med (60.77), 7 comps

Comp revenue range (p25 / median / p75)

$22,207$23,113$28,336

Median revenue of shown comps: $22,752

  • Comfy 1st Floor Convenient Abode

    Apartment · 2 bd · 2 ba · sleeps 4 · 0.8 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $44,166ADR $205Occ ≈ 59%5★ (117)

    Airbnb

  • Cozy Small apartment away

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

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $22,023ADR $212Occ ≈ 28%4.8★ (36)

    Airbnb

  • Canal House 2 Bedroom

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

    Revenue $27,122ADR $222Occ ≈ 33%5★ (76)

    Delisted

  • Recently renovated ample 2 bedroom

    Apartment · 2 bd · 1 ba · sleeps 5 · 1.8 mi

    Revenue $22,391ADR $92Occ ≈ 67%4.9★ (8)

    Delisted

  • Private entrance spacious bedrooms newly renovated

    Apartment · 2 bd · 1 ba · sleeps 5 · 1.9 mi

    Revenue $10,966ADR $109Occ ≈ 28%5★ (2)

    Delisted

  • 2BR Gem/Private Driveway Entry

    Apartment · 2 bd · 1 ba · sleeps 4 · 2.0 mi

    Revenue $23,113ADR $146Occ ≈ 43%5★ (105)

    Delisted

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

Est. revenue

$32,224

NOI

$13,902

Cash flow /mo

$1,159

Cash needed

$503,760

Cash-on-cash (all cash)

2.8%

ROE (yr 1)

5.6%

Cap rate

3.0%

DSCR

—

Year-1 write-off

$125,271

Year-1 tax shield @ 32%

$40,087

Year-1 return on equity

  • Cash flow (annual)$13,902
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,070
ROE5.6%

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)$6,445
  • Platform fees (3% of revenue)$967
  • Maintenance / capex (5% of revenue)$1,611
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$104
  • Insurance (STR-rated)$4,995

Cash needed to close

  • Purchase price (all cash)$469,000
  • Closing costs (4.0%)$18,760
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,087

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

$399,000

Short-life (5/15-yr)

$109,000 · 27%

Year-1 deduction

$125,000

Year-1 tax shield @ 32%

$40,000

Land 15% (market default, no usable tax-record split) · building $290,000 over 39 years · new furniture $16,000

Based on: 1,000 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $74,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$79,900

  • Kitchen cabinetsdefault

    $8,000 new × 100% good × 1.79 allocation

    $14,300

  • Kitchen countertopsdefault

    $6,500 new × 100% good × 1.79 allocation

    $11,700

  • Decorative trimdefault

    $1,800 new × 100% good × 1.79 allocation

    $3,100

  • Mirrorsdefault

    $300 new × 100% good × 1.79 allocation

    $500

  • Shelvingdefault

    $900 new × 100% good × 1.79 allocation

    $1,600

  • Window coverings (10)default

    $2,500 new × 100% good × 1.79 allocation

    $4,500

  • Kitchen & laundry equipment plumbingdefault

    $6,200 new × 100% good × 1.79 allocation

    $11,200

  • Kitchen, laundry & data equipment electricaldefault

    $3,800 new × 100% good × 1.79 allocation

    $6,700

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 100% good × 1.79 allocation

    $10,200

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$45,000

  • Paving: driveway & walks (paved)default

    $6,600 new × 100% good × 1.79 allocation

    $11,800

  • Landscaping (typical)default

    $6,300 new × 100% good × 1.79 allocation

    $11,300

  • Patiosdefault

    $1,000 new × 100% good × 1.79 allocation

    $1,800

  • Decks & porches (attached)listing

    $11,300 new × 100% good × 1.79 allocation

    $20,200
Building, 39-year$289,700

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $108,100 new × 100% good × 1.79 allocation

    $193,800

  • Building plumbing & fixturesdefault

    $11,200 new × 100% good × 1.79 allocation

    $20,100

  • Building electrical & lightingdefault

    $9,900 new × 100% good × 1.79 allocation

    $17,800

  • HVACdefault

    $11,300 new × 100% good × 1.79 allocation

    $20,200

  • Hardwood & tile floorsdefault

    $6,400 new × 100% good × 1.79 allocation

    $11,500

  • Fireplacelisting

    $2,600 new × 100% good × 1.79 allocation

    $4,700

  • Septic systemlisting

    $12,000 new × 100% good × 1.79 allocation

    $21,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$79,900$45,000$300$125,300
2$0$0$7,400$7,400
3$0$0$7,400$7,400
4$0$0$7,400$7,400
5$0$0$7,400$7,400
6+$0$0$259,700$259,700
Total$79,900$45,000$289,700$414,700

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.