164 Brook Ln
Mineral Bluff, GA 30559
$899,900
4 bd · 6.5 ba · 3,680 sqft · Listed 1d ago
View on Realtor.com →Year built
2025
Sqft
3,680
Lot sqft
74,052
HOA / mo
$0
Furnished
No
List date
2026-10-13T13:39:04.000000Z
Revenue
Annual revenue
$111,508
ADR
$676
Occupancy
45%
Cleaning fees (12 mo)
$16,304
Confidence
High (70.76), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $108,462
Jazzy's Cozy Creekside
Vacation home · 5 bd · 6 ba · sleeps 10 · 1.3 mi
Revenue $129,809ADR $646Occ ≈ 55%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Three Broomsticks - View, game room, hot tub, pets Cabin | 5 bd · 5.5 ba · sleeps 12 | $150,897 | $704 | 59% | 5★ (30) | 1.3 mi | AirbnbVrbo |
Jazzy's Cozy Creekside Vacation home | 5 bd · 6 ba · sleeps 10 | $129,809 | $646 | 55% | — | 1.3 mi | Booking |
Jazzy's Cozy Creekside -Hot Tub,Game Room, Firepit Cabin | 5 bd · 5.5 ba · sleeps 10 | $135,157 | $752 | 49% | 5★ (5) | 1.4 mi | AirbnbVrbo |
Timber Trail Lodge | Blue Ridge, GA House | 5 bd · 5.5 ba · sleeps 10 | $87,115 | $629 | 38% | 4.8★ (7) | 1.5 mi | AirbnbVrbo |
5 Suites~Huge Kitchen~Mountain/River Views Cabin | 5 bd · 5.5 ba · sleeps 11 | $76,351 | $737 | 28% | 3.9★ (16) | 1.5 mi | AirbnbVrbo |
Luxury Riverfront Lodge ~ Water access Cabin | 5 bd · 5.5 ba · sleeps 12 | $81,236 | $761 | 29% | 3.9★ (27) | 1.6 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$111,508
NOI
$59,663
Cash flow /mo
-$51
Cash needed
$289,971
Cash-on-cash
-0.2%
ROE (yr 1)
11.0%
Cap rate
6.6%
DSCR
0.99
Year-1 write-off
$187,605
Year-1 tax shield @ 32%
$60,034
Year-1 return on equity
- Cash flow (annual)-$615
- Principal paydown$5,472
- Appreciation at%$26,997
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)$22,302
- Platform fees (3% of revenue)$3,345
- Maintenance / capex (5% of revenue)$5,575
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,839
- Insurance (STR-rated)$9,584
Cash needed to close
- Down payment (25%)$224,975
- Closing costs (4.0%)$35,996
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$60,034
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
$765,000
Short-life (5/15-yr)
$158,000 · 21%
Year-1 deduction
$188,000
Year-1 tax shield @ 32%
$60,000
Land 15% (market default, no usable tax-record split) · building $607,000 over 39 years · new furniture $29,000
Based on: 3,680 sq ft, built 2025, 4 bd / 6.5 ba, unfurnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $104,000 in year 1 (10% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,800
Kitchen cabinetsdefault
$13,900 new × 96% good × 1.12 allocation
- $15,200
Kitchen countertops (stone)listing
$14,200 new × 96% good × 1.12 allocation
- $6,900
Decorative trimdefault
$6,400 new × 96% good × 1.12 allocation
- $900
Mirrorsdefault
$900 new × 92% good × 1.12 allocation
- $1,600
Shelvingdefault
$1,500 new × 96% good × 1.12 allocation
- $9,300
Window coverings (37)default
$9,300 new × 90% good × 1.12 allocation
- $12,100
Carpet, vinyl & laminate (50% of floors)listing
$11,800 new × 92% good × 1.12 allocation
- $11,800
Kitchen & laundry equipment plumbingdefault
$10,800 new × 98% good × 1.12 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 98% good × 1.12 allocation
- $4,000
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 92% good × 1.12 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
- $13,500
Paving: driveway & walks (paved)default
$12,600 new × 96% good × 1.12 allocation
- $13,000
Landscaping (typical)default
$12,100 new × 96% good × 1.12 allocation
- $3,900
Patiosdefault
$3,600 new × 96% good × 1.12 allocation
- $43,900
Decks & porches (attached)listing
$41,400 new × 95% good × 1.12 allocation
- $438,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$399,700 new × 98% good × 1.12 allocation
- $45,400
Building plumbing & fixturesdefault
$41,500 new × 98% good × 1.12 allocation
- $48,000
Building electrical & lightingdefault
$43,900 new × 98% good × 1.12 allocation
- $43,900
HVACdefault
$41,500 new × 95% good × 1.12 allocation
- $12,700
Hardwood & tile floorsdefault
$11,800 new × 96% good × 1.12 allocation
- $5,600
Fireplaces (2)listing
$5,300 new × 96% good × 1.12 allocation
- $12,900
Septic systemlisting
$12,000 new × 96% good × 1.12 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $112,800 | $74,200 | $600 | $187,600 |
| 2 | $0 | $0 | $15,600 | $15,600 |
| 3 | $0 | $0 | $15,600 | $15,600 |
| 4 | $0 | $0 | $15,600 | $15,600 |
| 5 | $0 | $0 | $15,600 | $15,600 |
| 6+ | $0 | $0 | $544,100 | $544,100 |
| Total | $112,800 | $74,200 | $607,000 | $793,900 |
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.