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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

101 Pine Ln

101 Pine Ln

Mineral Bluff, GA 30559

$845,000

2 bd · 2.5 ba · Listed 57d ago

View on Realtor.com →
Low confidenceEst. land %Negative cash flow

Year built

2026

Sqft

—

Lot sqft

75,359

HOA / mo

None

Furnished

No

List date

2026-09-16T21:21:05.000000Z

Revenue

Annual revenue

$35,963

ADR

$213

Occupancy

46%

Cleaning fees (12 mo)

$7,409

Confidence

Low (33.17), 8 comps

Comp revenue range (p25 / median / p75)

$20,470$22,748$43,219

Median revenue of shown comps: $22,748

  • •"Bear Den" MTN Views, Hot Tub, & Secluded•

    Cottage · 2 bd · 2 ba · sleeps 5 · 1.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $21,457ADR $175Occ ≈ 34%4.8★ (98)

    AirbnbVrbo

  • Dogwood Dream

    Cabin · 2 bd · 3 ba · sleeps 6 · 1.6 mi

    Revenue $24,039ADR $358Occ ≈ 18%4.9★ (23)

    Airbnb

  • Fireside Bluff - Soaks, Sunroom Sips & S'mores

    Cabin · 2 bd · 2 ba · sleeps 4 · 1.8 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $54,186ADR $263Occ ≈ 56%4.7★ (19)

    AirbnbVrboBooking

  • Huckleberry Hideaway | Mineral Bluff, GA

    Cabin · 2 bd · 2 ba · sleeps 4 · 1.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $20,973ADR $266Occ ≈ 22%4.9★ (26)

    AirbnbVrbo

  • Scenic Solitude: Endless Views, Cabin, Spa, porch!

    Cabin · 2 bd · 2 ba · sleeps 4 · 2.0 mi

    Revenue $39,563ADR $336Occ ≈ 32%5★ (221)

    Airbnb

  • Luxe & Scenic Escape: Hot Tub ~ Breathtaking Views

    Cabin · 2 bd · 2 ba · sleeps 4 · 2.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $76,186ADR $458Occ ≈ 46%5★ (227)

    AirbnbVrboBooking

  • Luxe Escape | Book 2 Nights Get 3rd Free!

    Cabin · 2 bd · 2 ba · sleeps 4 · 2.1 mi

    Revenue $18,962ADR $512Occ ≈ 10%5★ (0)

    Delisted

  • The Hemlock House

    Cabin · 2 bd · 2 ba · sleeps 6 · 2.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $10,019ADR $242Occ ≈ 11%4.9★ (11)

    AirbnbVrboBooking

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
Term

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$35,963

NOI

$6,272

Cash flow /mo

-$4,097

Cash needed

$267,050

Cash-on-cash

-18.4%

ROE (yr 1)

-6.9%

Cap rate

0.7%

DSCR

0.11

Year-1 write-off

$249,541

Year-1 tax shield @ 32%

$79,853

Year-1 return on equity

  • Cash flow (annual)-$49,160
  • Principal paydown$5,368
  • Appreciation at%$25,350
ROE-6.9%

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)$7,193
  • Platform fees (3% of revenue)$1,079
  • Maintenance / capex (5% of revenue)$1,798
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,422
  • Insurance (STR-rated)$8,999

Cash needed to close

  • Down payment (25%)$211,250
  • Closing costs (4.0%)$33,800
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$79,853

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

$718,000

Short-life (5/15-yr)

$226,000 · 31%

Year-1 deduction

$250,000

Year-1 tax shield @ 32%

$80,000

Land 15% (market default, no usable tax-record split) · building $492,000 over 39 years · new furniture $22,000

Based on: ~1,400 sq ft (from beds), built 2026, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $168,000 in year 1 (20% short-life, $54,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$161,800

  • Kitchen cabinetsdefault

    $8,900 new × 100% good × 2.31 allocation

    $20,500

  • Kitchen countertopsdefault

    $7,300 new × 100% good × 2.31 allocation

    $16,800

  • Decorative trimdefault

    $2,500 new × 100% good × 2.31 allocation

    $5,700

  • Mirrorsdefault

    $300 new × 100% good × 2.31 allocation

    $700

  • Shelvingdefault

    $900 new × 100% good × 2.31 allocation

    $2,100

  • Window coverings (14)default

    $3,500 new × 100% good × 2.31 allocation

    $8,100

  • Carpet, vinyl & laminate (100% of floors)listing

    $9,000 new × 100% good × 2.31 allocation

    $20,800

  • Kitchen & laundry equipment plumbingdefault

    $6,900 new × 100% good × 2.31 allocation

    $16,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 100% good × 2.31 allocation

    $9,600

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 100% good × 2.31 allocation

    $18,700

  • Hot tub (freestanding)listing

    $9,000 new × 100% good × 2.31 allocation

    $20,800

  • Furniture bought newlisting

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

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$86,200

  • Paving: driveway & walks (paved)default

    $7,800 new × 100% good × 2.31 allocation

    $17,900

  • Landscaping (typical)default

    $7,500 new × 100% good × 2.31 allocation

    $17,300

  • Patioslisting

    $6,300 new × 100% good × 2.31 allocation

    $14,600

  • Decks & porches (attached)listing

    $15,800 new × 100% good × 2.31 allocation

    $36,400
Building, 39-year$492,300

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

    $151,800 new × 100% good × 2.31 allocation

    $350,900

  • Building plumbing & fixturesdefault

    $15,700 new × 100% good × 2.31 allocation

    $36,300

  • Building electrical & lightingdefault

    $15,000 new × 100% good × 2.31 allocation

    $34,700

  • HVACdefault

    $15,800 new × 100% good × 2.31 allocation

    $36,500

  • Fireplacelisting

    $2,600 new × 100% good × 2.31 allocation

    $6,100

  • Septic systemlisting

    $12,000 new × 100% good × 2.31 allocation

    $27,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$161,800$86,200$1,600$249,500
2$0$0$12,600$12,600
3$0$0$12,600$12,600
4$0$0$12,600$12,600
5$0$0$12,600$12,600
6+$0$0$440,200$440,200
Total$161,800$86,200$492,300$740,200

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: 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.