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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

172 Wolf Creek Cir

172 Wolf Creek Cir

Mineral Bluff, GA 30559

$899,000

4 bd · 4 ba · 3,121 sqft · Listed 2d ago

View on Realtor.com →
Est. land %Negative cash flow

Year built

2026

Sqft

3,121

Lot sqft

94,961

HOA / mo

None

Furnished

No

List date

2026-10-09T22:04:30.000000Z

Revenue

Annual revenue

$39,342

ADR

$301

Occupancy

36%

Cleaning fees (12 mo)

$7,839

Confidence

Low (46.78), 8 comps

Comp revenue range (p25 / median / p75)

$25,642$37,111$49,903

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $37,111

  • Brand New Rustic-Modern Retreat! Hot Tub,Fireplace

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 351 ft

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

    Revenue $29,239ADR $248Occ ≈ 32%5★ (28)

    AirbnbVrbo

  • Hot Tub + Views! Creekside Blue Ridge Mtn Escape

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $53,075ADR $306Occ ≈ 48%4.9★ (165)

    AirbnbVrboBooking

  • #1 for Families•Pool Table•Shuffleboard•Hot Tub

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi

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

    Revenue $44,983ADR $282Occ ≈ 44%4.9★ (100)

    AirbnbVrbo

  • A Cozy Corner Cabin at Wolf Creek

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $26,007ADR $327Occ ≈ 22%5★ (2)

    Airbnb

  • Hibernation Station-Pet Friendly,Hot Tub,Billiards

    House · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $23,450ADR $344Occ ≈ 19%5★ (4)

    AirbnbVrbo

  • Hibernation Station

    Vacation home · 4 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $24,545ADR $340Occ ≈ 20%4.5★ (1)

    Booking

  • Blue Ridge Mtn Cabin – Hot Tub, Pool Table, Fire P

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $48,846ADR $277Occ ≈ 48%4.9★ (56)

    AirbnbVrboBooking

  • Altitude Elegance | Mineral Bluff, GA

    Cabin · 4 bd · 4.5 ba · sleeps 8 · 0.7 mi

    Revenue $90,496ADR $522Occ ≈ 47%4.8★ (35)

    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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$39,342

NOI

$7,719

Cash flow /mo

-$4,375

Cash needed

$289,710

Cash-on-cash

-18.1%

ROE (yr 1)

-6.9%

Cap rate

0.9%

DSCR

0.13

Year-1 write-off

$182,357

Year-1 tax shield @ 32%

$58,354

Year-1 return on equity

  • Cash flow (annual)-$52,498
  • Principal paydown$5,467
  • Appreciation at%$26,970
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)$7,868
  • Platform fees (3% of revenue)$1,180
  • Maintenance / capex (5% of revenue)$1,967
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,832
  • Insurance (STR-rated)$9,574

Cash needed to close

  • Down payment (25%)$224,750
  • Closing costs (4.0%)$35,960
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$58,354

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)

$153,000 · 20%

Year-1 deduction

$182,000

Year-1 tax shield @ 32%

$58,000

Land 15% (market default, no usable tax-record split) · building $611,000 over 39 years · new furniture $29,000

Based on: 3,121 sq ft, built 2026, 4 bd / 4 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $99,000 in year 1 (9% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$111,400

  • Kitchen cabinetsdefault

    $12,600 new × 100% good × 1.27 allocation

    $16,100

  • Kitchen countertopsdefault

    $10,300 new × 100% good × 1.27 allocation

    $13,100

  • Decorative trimdefault

    $5,500 new × 100% good × 1.27 allocation

    $6,900

  • Mirrorsdefault

    $600 new × 100% good × 1.27 allocation

    $800

  • Shelvingdefault

    $1,500 new × 100% good × 1.27 allocation

    $1,900

  • Window coverings (31)default

    $7,800 new × 100% good × 1.27 allocation

    $9,900

  • Carpet, vinyl & laminate (25% of floors)listing

    $5,000 new × 100% good × 1.27 allocation

    $6,400

  • Kitchen & laundry equipment plumbingdefault

    $9,800 new × 100% good × 1.27 allocation

    $12,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 100% good × 1.27 allocation

    $7,600

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

    $5,700 new × 100% good × 1.27 allocation

    $7,200

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$70,300

  • Paving: driveway & walks (paved)default

    $11,600 new × 100% good × 1.27 allocation

    $14,700

  • Landscaping (minimal)listing

    $5,600 new × 100% good × 1.27 allocation

    $7,100

  • Patiosdefault

    $3,100 new × 100% good × 1.27 allocation

    $3,900

  • Decks & porches (attached)listing

    $35,100 new × 100% good × 1.27 allocation

    $44,600
Building, 39-year$611,400

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

    $338,900 new × 100% good × 1.27 allocation

    $430,800

  • Building plumbing & fixturesdefault

    $35,200 new × 100% good × 1.27 allocation

    $44,700

  • Building electrical & lightingdefault

    $36,800 new × 100% good × 1.27 allocation

    $46,800

  • HVACdefault

    $35,200 new × 100% good × 1.27 allocation

    $44,700

  • Hardwood & tile floorsdefault

    $15,100 new × 100% good × 1.27 allocation

    $19,100

  • Fireplaces (3)listing

    $7,900 new × 100% good × 1.27 allocation

    $10,000

  • Septic systemlisting

    $12,000 new × 100% good × 1.27 allocation

    $15,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$111,400$70,300$700$182,400
2$0$0$15,700$15,700
3$0$0$15,700$15,700
4$0$0$15,700$15,700
5$0$0$15,700$15,700
6+$0$0$548,100$548,100
Total$111,400$70,300$611,400$793,200

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.