241 Wolf Creek Mountain Rd
Mineral Bluff, GA 30559
$789,000
4 bd · 3 ba · 2,464 sqft · Listed 6d ago
View on Realtor.com →Year built
2023
Sqft
2,464
Lot sqft
63,162
HOA / mo
None
Furnished
Yes
List date
2026-09-21T14:18:31.000000Z
Revenue
Annual revenue
$37,459
ADR
$257
Occupancy
40%
Cleaning fees (12 mo)
$7,419
Confidence
Low (41.25), 14 comps
Comp revenue range (p25 / median / p75)
A Cozy Corner Cabin at Wolf Creek
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.2 mi
Revenue $26,007ADR $327Occ ≈ 22%5★ (2)
Hibernation Station
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $22,956ADR $323Occ ≈ 19%4.5★ (1)
Sugar Maple private mountain oasis w/ hot tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $26,546ADR $177Occ ≈ 41%4.8★ (55)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub + Views! Creekside Blue Ridge Mtn Escape Cabin | 3 bd · 3 ba · sleeps 8 | $51,995 | $301 | 47% | 4.9★ (164) | 0.2 mi | AirbnbVrboBooking |
A Cozy Corner Cabin at Wolf Creek Cabin | 3 bd · 3.5 ba · sleeps 6 | $26,007 | $327 | 22% | 5★ (2) | 0.2 mi | Airbnb |
Brand New Rustic-Modern Retreat! Hot Tub,Fireplace Cabin | 4 bd · 3.5 ba · sleeps 10 | $30,231 | $245 | 34% | 5★ (27) | 0.3 mi | AirbnbVrbo |
Outdoor Fireplace TV Hot Tub Pool Table Arcade Cabin | 3 bd · 3.5 ba · sleeps 8 | $50,688 | $274 | 51% | 4.9★ (56) | 0.3 mi | AirbnbVrboBooking |
#1 for Families•Pool Table•Shuffleboard•Hot Tub Cabin | 4 bd · 3 ba · sleeps 8 | $41,923 | $283 | 41% | 4.9★ (97) | 0.3 mi | AirbnbVrbo |
Creekside Craftsman Retreat in North GA Mountains! House | 3 bd · 2.5 ba · sleeps 10 | $15,214 | $223 | 19% | 4.9★ (127) | 0.4 mi | AirbnbVrboBooking |
At Water's Edge Hot Tub Fish From Cabin Secluded Cabin | 3 bd · 2 ba · sleeps 6 | $25,682 | $259 | 27% | 4.8★ (15) | 0.4 mi | AirbnbVrboBooking |
Hibernation Station-Pet Friendly,Hot Tub,Billiards House | 3 bd · 3 ba · sleeps 8 | $22,657 | $337 | 18% | 5★ (4) | 0.4 mi | AirbnbVrbo |
Hibernation Station Vacation home | 3 bd · 3 ba · sleeps 8 | $22,956 | $323 | 19% | 4.5★ (1) | 0.5 mi | Booking |
Sugar Maple private mountain oasis w/ hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $26,546 | $177 | 41% | 4.8★ (55) | 0.5 mi | Airbnb |
Show all 14 comps
Normita's Cottage 3-BR GA Mountains
Cottage · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $25,333ADR $263Occ ≈ 26%5★ (23)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Summer Escape: View, HotTub, FirePit, EV Cabin | 3 bd · 3 ba · sleeps 8 | $79,182 | $391 | 55% | 5★ (63) | 0.6 mi | AirbnbVrbo |
Mountain Views near Blue Ridge! Cabin | 3 bd · 2.5 ba · sleeps 8 | $28,729 | $185 | 43% | 5★ (65) | 0.6 mi | AirbnbVrbo |
Normita's Cottage 3-BR GA Mountains Cottage | 3 bd · 3 ba · sleeps 6 | $25,333 | $263 | 26% | 5★ (23) | 0.6 mi | Airbnb |
Creekside Cabin Retreat with Hot Tub & Patio Cabin | 3 bd · 2 ba · sleeps 6 | $91,518 | $374 | 67% | 5★ (45) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$37,459
NOI
$8,371
Cash flow /mo
-$3,554
Cash needed
$228,810
Cash-on-cash
-18.6%
ROE (yr 1)
-6.0%
Cap rate
1.1%
DSCR
0.16
Year-1 write-off
$128,437
Year-1 tax shield @ 32%
$41,100
Year-1 return on equity
- Cash flow (annual)-$42,648
- Principal paydown$5,163
- Appreciation at%$23,670
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,492
- Platform fees (3% of revenue)$1,124
- Maintenance / capex (5% of revenue)$1,873
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,996
- Insurance (STR-rated)$8,403
Cash needed to close
- Down payment (25%)$197,250
- Closing costs (4.0%)$31,560
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,100
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
$672,000
Short-life (5/15-yr)
$127,000 · 19%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 15% (market default, no usable tax-record split) · building $545,000 over 39 years
Based on: 2,464 sq ft, built 2023, 4 bd / 3 ba, furnished, listing features (hot tub, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $87,000 in year 1 (13% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,000
Kitchen cabinetsdefault
$11,200 new × 88% good × 1.53 allocation
- $15,400
Kitchen countertops (stone)listing
$11,500 new × 88% good × 1.53 allocation
- $5,800
Decorative trimdefault
$4,300 new × 88% good × 1.53 allocation
- $500
Mirrorsdefault
$500 new × 75% good × 1.53 allocation
- $2,000
Shelvingdefault
$1,500 new × 88% good × 1.53 allocation
- $6,700
Window coverings (25)default
$6,300 new × 70% good × 1.53 allocation
- $12,500
Kitchen & laundry equipment plumbingdefault
$8,700 new × 94% good × 1.53 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 94% good × 1.53 allocation
- $8,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.53 allocation
- $9,600
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.53 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $13,800
Paving: driveway & walks (paved)default
$10,300 new × 88% good × 1.53 allocation
- $13,300
Landscaping (typical)default
$9,900 new × 88% good × 1.53 allocation
- $3,300
Patiosdefault
$2,400 new × 88% good × 1.53 allocation
- $3,200
Decks & porches (attached)default
$2,400 new × 85% good × 1.53 allocation
- $387,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$267,300 new × 95% good × 1.53 allocation
- $39,800
Building plumbing & fixturesdefault
$27,800 new × 94% good × 1.53 allocation
- $40,900
Building electrical & lightingdefault
$28,500 new × 94% good × 1.53 allocation
- $36,000
HVACdefault
$27,800 new × 85% good × 1.53 allocation
- $21,300
Hardwood & tile floorsdefault
$15,900 new × 88% good × 1.53 allocation
- $3,500
Fireplacelisting
$2,600 new × 88% good × 1.53 allocation
- $16,100
Septic systemlisting
$12,000 new × 88% good × 1.53 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $93,100 | $33,500 | $1,800 | $128,400 |
| 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 | $487,700 | $487,700 |
| Total | $93,100 | $33,500 | $545,300 | $672,000 |
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.