42 Old Jerusulem Rd
Mineral Bluff, GA 30559
$699,000
4 bd · 4 ba · Listed 1d ago
View on Realtor.com →Year built
2019
Sqft
—
Lot sqft
121,532
HOA / mo
$0
Furnished
No
List date
2026-10-06T17:02:40.000000Z
Revenue
Annual revenue
$40,743
ADR
$334
Occupancy
33%
Cleaning fees (12 mo)
$9,902
Confidence
Low (37.5), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $32,507
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 FirePit | Family Friendly | Outdoor Swings | Local Cabin
| 4 bd · 4 ba · sleeps 10 | $54,852 | $344 | 44% | 5★ (158) | 381 ft | AirbnbVrbo |
 Mtn views, hot tub & firepit at the Sugar Shack! Cabin | 4 bd · 3 ba · sleeps 10 | $32,507 | $348 | 26% | 4.9★ (31) | 0.6 mi | AirbnbVrbo |
 Mountain Retreat Hot Tub & Game Room Pets Friendly Cabin | 4 bd · 3 ba · sleeps 10 | $34,850 | $356 | 27% | 4.9★ (87) | 0.7 mi | AirbnbVrbo |
 3 Sugar Shack, Hot tub, fire pit, game room Cabin | 4 bd · 3 ba · sleeps 10 | $14,618 | $492 | 8% | 5★ (41) | 0.7 mi | AirbnbVrbo |
 Whippoorwill Estate - Spa | Mini Golf | B Ball Cabin | 4 bd · 3 ba · sleeps 13 | $8,875 | $554 | 4% | 4.8★ (5) | 0.7 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$40,743
NOI
$14,565
Cash flow /mo
-$2,644
Cash needed
$231,710
Cash-on-cash
-13.7%
ROE (yr 1)
-2.8%
Cap rate
2.1%
DSCR
0.31
Year-1 write-off
$156,336
Year-1 tax shield @ 32%
$50,028
Year-1 return on equity
- Cash flow (annual)-$31,728
- Principal paydown$4,353
- Appreciation at%$20,970
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)$8,149
- Platform fees (3% of revenue)$1,222
- Maintenance / capex (5% of revenue)$2,037
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,126
- Insurance (STR-rated)$7,444
Cash needed to close
- Down payment (25%)$174,750
- Closing costs (4.0%)$27,960
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,028
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$674,000
Short-life (5/15-yr)
$127,000 · 19%
Year-1 deduction
$156,000
Year-1 tax shield @ 32%
$50,000
Land 4% (county tax record, market value split) · building $547,000 over 39 years · new furniture $29,000
Based on: ~2,400 sq ft (from beds), built 2019, 4 bd / 4 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $91,000 in year 1 (9% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,600
Kitchen cabinetsdefault
$11,100 new × 72% good × 1.71 allocation
- $13,900
Kitchen countertops (stone)listing
$11,300 new × 72% good × 1.71 allocation
- $5,200
Decorative trimdefault
$4,200 new × 72% good × 1.71 allocation
- $400
Mirrorsdefault
$600 new × 42% good × 1.71 allocation
- $1,800
Shelvingdefault
$1,500 new × 72% good × 1.71 allocation
- $4,100
Window coverings (24)default
$6,000 new × 40% good × 1.71 allocation
- $12,700
Kitchen & laundry equipment plumbingdefault
$8,600 new × 86% good × 1.71 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 86% good × 1.71 allocation
- $4,200
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 42% good × 1.71 allocation
- $6,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.71 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
- $12,500
Paving: driveway & walks (paved)default
$10,200 new × 72% good × 1.71 allocation
- $6,000
Landscaping (minimal)listing
$4,900 new × 72% good × 1.71 allocation
- $2,900
Patiosdefault
$2,400 new × 72% good × 1.71 allocation
- $30,000
Decks & porches (attached)listing
$27,000 new × 65% good × 1.71 allocation
- $5,600
Gazebo / pergolalisting
$5,000 new × 65% good × 1.71 allocation
- $392,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,100 new × 88% good × 1.71 allocation
- $39,800
Building plumbing & fixturesdefault
$27,000 new × 86% good × 1.71 allocation
- $40,700
Building electrical & lightingdefault
$27,700 new × 86% good × 1.71 allocation
- $30,000
HVACdefault
$27,000 new × 65% good × 1.71 allocation
- $19,000
Hardwood & tile floorsdefault
$15,400 new × 72% good × 1.71 allocation
- $9,700
Fireplaces (3)listing
$7,900 new × 72% good × 1.71 allocation
- $14,800
Septic systemlisting
$12,000 new × 72% good × 1.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $98,800 | $57,000 | $600 | $156,300 |
| 2 | $0 | $0 | $14,000 | $14,000 |
| 3 | $0 | $0 | $14,000 | $14,000 |
| 4 | $0 | $0 | $14,000 | $14,000 |
| 5 | $0 | $0 | $14,000 | $14,000 |
| 6+ | $0 | $0 | $490,300 | $490,300 |
| Total | $98,800 | $57,000 | $546,900 | $702,700 |
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.