1033 Curtis Switch Rd
Mineral Bluff, GA 30559
$315,000
3 bd · 2 ba · 1,531 sqft · Listed 9d ago
View on Realtor.com →Year built
2026
Sqft
1,531
Lot sqft
71,874
HOA / mo
$0
Furnished
No
List date
2026-11-03T21:09:43.000000Z
Revenue
Annual revenue
$41,547
ADR
$303
Occupancy
38%
Cleaning fees (12 mo)
$8,871
Confidence
Med (68.55), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $38,617
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Modern Mountain Cabin Near Old Toccoa Farm Cabin
| 3 bd · 3 ba · sleeps 7 | $27,553 | $310 | 24% | 5★ (21) | 0.3 mi | AirbnbVrboBooking |
 Blue Ridge Sunrise Vista | Mineral Bluff, Ga Cabin
| 3 bd · 3 ba · sleeps 6 | $37,711 | $324 | 32% | 4.8★ (9) | 0.3 mi | AirbnbVrbo |
 Mountain Cabin+Game Room+Firepit+HotTub+Fireplace Cabin
| 3 bd · 3 ba · sleeps 8 | $39,523 | $304 | 36% | 4.9★ (123) | 0.3 mi | AirbnbVrboBooking |
 Hot Tub, Mtn Views, Arcade, Work Ready Cabin
| 3 bd · 3 ba · sleeps 8 | $51,490 | $260 | 54% | 5★ (280) | 0.3 mi | AirbnbVrbo |
 Toccoa River Front, Luxury Cabin, 10 min to BR Cabin
| 3 bd · 3 ba · sleeps 6 | $64,340 | $370 | 48% | 5★ (207) | 0.5 mi | AirbnbVrbo |
 New Cabin, Blue Ridge, GA. 5 Miles from Downtown! Cabin
| 3 bd · 2 ba · sleeps 10 | $33,777 | $316 | 29% | 5★ (95) | 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$41,547
NOI
$22,324
Cash flow /mo
$138
Cash needed
$110,850
Cash-on-cash
1.5%
ROE (yr 1)
11.8%
Cap rate
7.1%
DSCR
1.08
Year-1 write-off
$96,172
Year-1 tax shield @ 32%
$30,775
Year-1 return on equity
- Cash flow (annual)$1,660
- Principal paydown$2,001
- Appreciation at%$9,450
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)$8,309
- Platform fees (3% of revenue)$1,246
- Maintenance / capex (5% of revenue)$2,077
- Utilities & supplies$4,200
- HOA$0
- Property tax$35
- Insurance (STR-rated)$3,355
Cash needed to close
- Down payment (25%)$78,750
- Closing costs (4.0%)$12,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,775
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
$268,000
Short-life (5/15-yr)
$76,000 · 29%
Year-1 deduction
$96,000
Year-1 tax shield @ 32%
$31,000
Land 15% (market default, no usable tax-record split) · building $191,000 over 39 years · new furniture $20,000
Based on: 1,531 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (deck, fence, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (17% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$9,200 new × 100% good × 0.84 allocation
- $6,300
Kitchen countertopsdefault
$7,500 new × 100% good × 0.84 allocation
- $2,200
Decorative trimdefault
$2,700 new × 100% good × 0.84 allocation
- $300
Mirrorsdefault
$300 new × 100% good × 0.84 allocation
- $1,000
Shelvingdefault
$1,200 new × 100% good × 0.84 allocation
- $3,100
Window coverings (15)default
$3,800 new × 100% good × 0.84 allocation
- $8,200
Carpet, vinyl & laminate (100% of floors)listing
$9,900 new × 100% good × 0.84 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$7,100 new × 100% good × 0.84 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 100% good × 0.84 allocation
- $4,200
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 100% good × 0.84 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,800
Paving: driveway & walks (paved)default
$8,100 new × 100% good × 0.84 allocation
- $6,500
Landscaping (typical)default
$7,800 new × 100% good × 0.84 allocation
- $1,300
Patiosdefault
$1,500 new × 100% good × 0.84 allocation
- $14,400
Decks & porches (attached)listing
$17,200 new × 100% good × 0.84 allocation
- $5,000
Fencinglisting
$6,000 new × 100% good × 0.84 allocation
- $138,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$165,800 new × 100% good × 0.84 allocation
- $14,400
Building plumbing & fixturesdefault
$17,200 new × 100% good × 0.84 allocation
- $13,900
Building electrical & lightingdefault
$16,700 new × 100% good × 0.84 allocation
- $14,400
HVACdefault
$17,200 new × 100% good × 0.84 allocation
- $10,000
Septic systemlisting
$12,000 new × 100% good × 0.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,000 | $34,000 | $200 | $96,200 |
| 2 | $0 | $0 | $4,900 | $4,900 |
| 3 | $0 | $0 | $4,900 | $4,900 |
| 4 | $0 | $0 | $4,900 | $4,900 |
| 5 | $0 | $0 | $4,900 | $4,900 |
| 6+ | $0 | $0 | $171,500 | $171,500 |
| Total | $62,000 | $34,000 | $191,300 | $287,200 |
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.