93 Arbor Creek Pt
Mineral Bluff, GA 30559
$499,000
2 bd · 2 ba · 982 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
982
Lot sqft
46,174
HOA / mo
$58
Furnished
No
List date
2026-10-01T23:19:36.000000Z
Revenue
Annual revenue
$20,713
ADR
$210
Occupancy
27%
Cleaning fees (12 mo)
$4,809
Confidence
Med (57.87), 6 comps
Comp revenue range (p25 / median / p75)
Blue Ridge Retreat on Wolf Creek
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $6,835ADR $246Occ ≈ 8%4.8★ (5)
Cozy mountain cabin with EV charger, game room & forest views
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $19,790ADR $305Occ ≈ 18%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Ridge Retreat on Wolf Creek Cabin | 3 bd · 3 ba · sleeps 10 | $6,835 | $246 | 8% | 4.8★ (5) | 0.3 mi | Airbnb |
Cozy mountain cabin with EV charger, game room & forest views Cabin | 3 bd · 3 ba · sleeps 10 | $19,790 | $305 | 18% | 5★ (2) | 0.3 mi | Vrbo |
Wolf Creek Retreat Stay House | 3 bd · 3 ba · sleeps 6 | $12,849 | $160 | 22% | 4.9★ (109) | 0.3 mi | AirbnbVrboBooking |
MineralBluff Cabin|King|Sleep 7|FirePit|HotTub|Pet Cabin | 3 bd · 2.5 ba · sleeps 7 | $19,981 | $222 | 25% | 5★ (16) | 0.4 mi | AirbnbVrbo |
Mineral Bluff Cabin: Hot Tub, Pets, & Peace Cabin | 3 bd · 3 ba · sleeps 9 | $22,239 | $239 | 25% | 4.9★ (52) | 0.4 mi | AirbnbVrboBooking |
2BR nature retreat w/ fireplace, deck, & fire pit House | 2 bd · 3 ba · sleeps 6 | $29,379 | $145 | 56% | 4.8★ (87) | 0.5 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
Est. revenue
$20,713
NOI
$911
Cash flow /mo
$76
Cash needed
$534,960
Cash-on-cash (all cash)
0.2%
ROE (yr 1)
3.0%
Cap rate
0.2%
DSCR
—
Year-1 write-off
$131,215
Year-1 tax shield @ 32%
$41,989
Year-1 return on equity
- Cash flow (annual)$911
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,970
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)$4,143
- Platform fees (3% of revenue)$621
- Maintenance / capex (5% of revenue)$1,036
- Utilities & supplies$4,200
- HOA$696
- Property tax$3,792
- Insurance (STR-rated)$5,314
Cash needed to close
- Purchase price (all cash)$499,000
- Closing costs (4.0%)$19,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,989
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
$424,000
Short-life (5/15-yr)
$115,000 · 27%
Year-1 deduction
$131,000
Year-1 tax shield @ 32%
$42,000
Land 15% (market default, no usable tax-record split) · building $309,000 over 39 years · new furniture $16,000
Based on: 982 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $73,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,500
Kitchen cabinetsdefault
$8,000 new × 100% good × 1.95 allocation
- $15,800
Kitchen countertops (stone)listing
$8,100 new × 100% good × 1.95 allocation
- $3,300
Decorative trimdefault
$1,700 new × 100% good × 1.95 allocation
- $600
Mirrorsdefault
$300 new × 100% good × 1.95 allocation
- $1,800
Shelvingdefault
$900 new × 100% good × 1.95 allocation
- $4,900
Window coverings (10)default
$2,500 new × 100% good × 1.95 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$6,200 new × 100% good × 1.95 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 100% good × 1.95 allocation
- $5,500
Appliances (range, dishwasher)listing
$2,800 new × 100% good × 1.95 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $12,700
Paving: driveway & walks (paved)default
$6,500 new × 100% good × 1.95 allocation
- $12,200
Landscaping (typical)default
$6,200 new × 100% good × 1.95 allocation
- $1,900
Patiosdefault
$1,000 new × 100% good × 1.95 allocation
- $21,500
Decks & porches (attached)listing
$11,000 new × 100% good × 1.95 allocation
- $206,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$106,100 new × 100% good × 1.95 allocation
- $21,400
Building plumbing & fixturesdefault
$11,000 new × 100% good × 1.95 allocation
- $18,900
Building electrical & lightingdefault
$9,700 new × 100% good × 1.95 allocation
- $21,500
HVACdefault
$11,100 new × 100% good × 1.95 allocation
- $12,300
Hardwood & tile floorsdefault
$6,300 new × 100% good × 1.95 allocation
- $5,100
Fireplacelisting
$2,600 new × 100% good × 1.95 allocation
- $23,400
Septic systemlisting
$12,000 new × 100% good × 1.95 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,700 | $48,200 | $300 | $131,200 |
| 2 | $0 | $0 | $7,900 | $7,900 |
| 3 | $0 | $0 | $7,900 | $7,900 |
| 4 | $0 | $0 | $7,900 | $7,900 |
| 5 | $0 | $0 | $7,900 | $7,900 |
| 6+ | $0 | $0 | $277,200 | $277,200 |
| Total | $82,700 | $48,200 | $309,300 | $440,100 |
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.