Austin Mountain Rd Lot 7

Mineral Bluff, GA 30559

$899,000

3 bd · 2.5 ba · 2,564 sqft · Listed 26d ago

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Low confidenceEst. land %

Year built

2026

Sqft

2,564

Lot sqft

135,907

HOA / mo

None

Furnished

List date

2026-09-01T22:10:07.000000Z

Revenue

Annual revenue

$71,909

ADR

$652

Occupancy

30%

Cleaning fees (12 mo)

$3,231

Confidence

Med (55.31), 7 comps

Comp revenue range (p25 / median / p75)

$43,641$54,396$81,138

Ryder Cup Stay: 3BR Waterfront, Near Bethpage
House · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $100,276ADR $2,595Occ ≈ 11%—
Airbnb
Historic Waterfront Home - 15 min from Ryder Cup
House · 3 bd · 1.5 ba · sleeps 6 · 0.8 mi
Revenue $43,553ADR $4,839Occ ≈ 2%—
Airbnb
Stunning Waterfront Stay in Massapequa L.I
House · 3 bd · 3.5 ba · sleeps 8 · 0.9 mi
Revenue $64,120ADR $1,001Occ ≈ 18%4.8★ (37)
Airbnb Vrbo
Waterfront Retreat with Spa & Deck
House · 3 bd · 2 ba · sleeps 8 · 1.0 mi
Revenue $98,156ADR $951Occ ≈ 28%4.9★ (47)
Airbnb Vrbo
Newly Designed 3Br/2Ba Home | 10min drive to Beach
House · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $54,396ADR $240Occ ≈ 62%5★ (2)
Airbnb Vrbo Booking
Great South Bay Escape steps to Golf
House · 3 bd · 3 ba · sleeps 5 · 1.8 mi
Revenue $43,728ADR $1,897Occ ≈ 6%5★ (2)
Airbnb
Winter wonderland beachview private 3 bedroom home
House · 3 bd · 1.5 ba · sleeps 10 · 1.9 mi
Revenue $29,086ADR $281Occ ≈ 28%4.7★ (196)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ryder Cup Stay: 3BR Waterfront, Near Bethpage House	3 bd · 2 ba · sleeps 7	$100,276	$2,595	11%	—	0.2 mi	Airbnb
Historic Waterfront Home - 15 min from Ryder Cup House	3 bd · 1.5 ba · sleeps 6	$43,553	$4,839	2%	—	0.8 mi	Airbnb
Stunning Waterfront Stay in Massapequa L.I House	3 bd · 3.5 ba · sleeps 8	$64,120	$1,001	18%	4.8★ (37)	0.9 mi	Airbnb Vrbo
Waterfront Retreat with Spa & Deck House	3 bd · 2 ba · sleeps 8	$98,156	$951	28%	4.9★ (47)	1.0 mi	Airbnb Vrbo
Newly Designed 3Br/2Ba Home \| 10min drive to Beach House	3 bd · 2 ba · sleeps 6	$54,396	$240	62%	5★ (2)	1.8 mi	Airbnb Vrbo Booking
Great South Bay Escape steps to Golf House	3 bd · 3 ba · sleeps 5	$43,728	$1,897	6%	5★ (2)	1.8 mi	Airbnb
Winter wonderland beachview private 3 bedroom home House	3 bd · 1.5 ba · sleeps 10	$29,086	$281	28%	4.7★ (196)	1.9 mi	Airbnb

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

$71,909

NOI

$31,168

Cash flow /mo

$2,597

Cash needed

$954,460

Cash-on-cash (all cash)

3.3%

ROE (yr 1)

6.1%

Cap rate

3.5%

DSCR

—

Year-1 write-off

$158,766

Year-1 tax shield @ 32%

$50,805

Year-1 return on equity

Cash flow (annual)$31,168
Principal paydown (n/a, cash)$0
Appreciation at%$26,970

ROE6.1%

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)$14,382
Platform fees (3% of revenue)$2,157
Maintenance / capex (5% of revenue)$3,595
Utilities & supplies$4,200
HOA$0
Property tax$6,832
Insurance (STR-rated)$9,574

Cash needed to close

Purchase price (all cash)$899,000
Closing costs (4.0%)$35,960
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$50,805

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

$764,000

Short-life (5/15-yr)

$137,000 · 18%

Year-1 deduction

$159,000

Year-1 tax shield @ 32%

$51,000

Land 15% (market default, no usable tax-record split) · building $627,000 over 39 years · new furniture $20,000

Based on: 2,564 sq ft, built 2026, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $112,000 in year 1 (12% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$116,000

Kitchen cabinetsdefault
$11,400 new × 100% good × 1.59 allocation
$18,100
Kitchen countertopsdefault
$9,300 new × 100% good × 1.59 allocation
$14,800
Decorative trimdefault
$4,500 new × 100% good × 1.59 allocation
$7,100
Mirrorsdefault
$300 new × 100% good × 1.59 allocation
$500
Shelvingdefault
$1,200 new × 100% good × 1.59 allocation
$1,900
Window coverings (26)default
$6,500 new × 100% good × 1.59 allocation
$10,300
Carpet, vinyl & laminate (33% of floors)listing
$5,500 new × 100% good × 1.59 allocation
$8,700
Kitchen & laundry equipment plumbingdefault
$8,900 new × 100% good × 1.59 allocation
$14,100
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 100% good × 1.59 allocation
$8,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 100% good × 1.59 allocation
$12,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$40,800

Paving: driveway & walks (paved)default
$10,500 new × 100% good × 1.59 allocation
$16,700
Landscaping (typical)default
$10,100 new × 100% good × 1.59 allocation
$16,000
Patiosdefault
$2,500 new × 100% good × 1.59 allocation
$4,000
Decks & porches (attached)default
$2,500 new × 100% good × 1.59 allocation
$4,000

Building, 39-year$626,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$278,700 new × 100% good × 1.59 allocation
$442,800
Building plumbing & fixturesdefault
$28,900 new × 100% good × 1.59 allocation
$45,900
Building electrical & lightingdefault
$29,800 new × 100% good × 1.59 allocation
$47,300
HVACdefault
$28,900 new × 100% good × 1.59 allocation
$45,900
Hardwood & tile floorsdefault
$11,000 new × 100% good × 1.59 allocation
$17,500
Fireplaces (2)listing
$5,300 new × 100% good × 1.59 allocation
$8,400
Septic systemlisting
$12,000 new × 100% good × 1.59 allocation
$19,100

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	$116,000	$40,800	$2,000	$158,800
2	$0	$0	$16,100	$16,100
3	$0	$0	$16,100	$16,100
4	$0	$0	$16,100	$16,100
5	$0	$0	$16,100	$16,100
6+	$0	$0	$560,600	$560,600
Total	$116,000	$40,800	$626,900	$783,600

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.