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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

240 Whipporwill Walk Rd

240 Whipporwill Walk Rd

Mineral Bluff, GA 30559

$864,900

3 bd · 2 ba · 2,000 sqft · Listed 6d ago

View on Realtor.com →
Rental historyEst. land %Negative cash flow

Year built

2026

Sqft

2,000

Lot sqft

59,677

HOA / mo

None

Furnished

Yes

List date

2026-09-21T22:12:30.000000Z

Revenue

Annual revenue

$39,762

ADR

$264

Occupancy

41%

Cleaning fees (12 mo)

$8,163

Confidence

Low (45), 11 comps

Comp revenue range (p25 / median / p75)

$24,604$30,685$45,434

  • Laurel Brook-Pet Friendly, Hot Tub, Fire Pit

    Cabin · 3 bd · 3 ba · sleeps 9 · 449 ft

    Revenue $33,598ADR $333Occ ≈ 28%5★ (9)

    AirbnbVrbo

  • Wander-In Lodge | Free Night Offer!

    Cabin · 3 bd · 3 ba · sleeps 8 · 512 ft

    Revenue $29,435ADR $287Occ ≈ 28%4.8★ (57)

    AirbnbVrbo

  • Gorgeous cabin Mountain Views, Hot Tub and Games!

    Cabin · 3 bd · 3 ba · sleeps 8 · 525 ft

    Revenue $48,266ADR $248Occ ≈ 53%4.8★ (48)

    AirbnbVrboBooking

  • Whippoorwill Calling

    Vacation home · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $63,539ADR $325Occ ≈ 54%—

    Booking

  • Whippoorwill Calling - Mineral Bluff, Ga

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $30,685ADR $246Occ ≈ 34%4.7★ (12)

    AirbnbVrbo

  • Mountain View Cabin - Hot Tub-Fire Pit-Pool Table

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $42,602ADR $319Occ ≈ 37%5★ (110)

    AirbnbVrboBooking

  • Whippoorwill Calling Endless Mountain Views Hot Tu

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

    Revenue $9,315ADR $232Occ ≈ 11%3.5★ (2)

    AirbnbVrboBooking

  • Cedar Ridge - Mineral Bluff, GA

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi

    Revenue $55,286ADR $315Occ ≈ 48%4.8★ (8)

    AirbnbVrboBooking

  • Lideca’s Treehouse | Hot Tub + Fire Pit + Games

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $25,201ADR $292Occ ≈ 24%4.9★ (67)

    AirbnbVrboBooking

  • Renovated Mtn Vw Rustic Log Hot Tub Deck Fireplace

    Cabin · 3 bd · 3 ba · sleeps 12 · 0.4 mi

    Revenue $24,007ADR $290Occ ≈ 23%4.6★ (42)

    AirbnbVrbo

Show all 11 comps

  • NEW Luxury Cabin | Hot Tub+Wet Bar+EV+Mtn Views

    Cabin · 3 bd · 3 ba · sleeps 11 · 0.6 mi

    Revenue $3,595ADR $276Occ ≈ 4%5★ (1)

    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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$39,762

NOI

$8,644

Cash flow /mo

-$3,940

Cash needed

$250,821

Cash-on-cash

-18.9%

ROE (yr 1)

-6.3%

Cap rate

1.0%

DSCR

0.15

Year-1 write-off

$144,798

Year-1 tax shield @ 32%

$46,335

Year-1 return on equity

  • Cash flow (annual)-$47,283
  • Principal paydown$5,660
  • Appreciation at%$25,947
ROE-6.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$7,952
  • Platform fees (3% of revenue)$1,193
  • Maintenance / capex (5% of revenue)$1,988
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,573
  • Insurance (STR-rated)$9,211

Cash needed to close

  • Down payment (25%)$216,225
  • Closing costs (4.0%)$34,596
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$46,335

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

$736,000

Short-life (5/15-yr)

$143,000 · 19%

Year-1 deduction

$145,000

Year-1 tax shield @ 32%

$46,000

Land 15% (market default, no usable tax-record split) · building $593,000 over 39 years

Based on: 2,000 sq ft, built 2026, 3 bd / 2 ba, furnished, listing features (fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $96,000 in year 1 (13% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$100,800

  • Kitchen cabinetsdefault

    $10,200 new × 100% good × 1.90 allocation

    $19,400

  • Kitchen countertopsdefault

    $8,300 new × 100% good × 1.90 allocation

    $15,800

  • Decorative trimdefault

    $3,500 new × 100% good × 1.90 allocation

    $6,700

  • Mirrorsdefault

    $300 new × 100% good × 1.90 allocation

    $600

  • Shelvingdefault

    $1,200 new × 100% good × 1.90 allocation

    $2,300

  • Window coverings (20)default

    $5,000 new × 100% good × 1.90 allocation

    $9,500

  • Kitchen & laundry equipment plumbingdefault

    $7,900 new × 100% good × 1.90 allocation

    $15,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,800 new × 100% good × 1.90 allocation

    $9,100

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

    $7,700 new × 100% good × 1.90 allocation

    $14,600

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800
15-year land improvements$42,100

  • Paving: driveway & walks (paved)default

    $9,300 new × 100% good × 1.90 allocation

    $17,600

  • Landscaping (typical)default

    $8,900 new × 100% good × 1.90 allocation

    $17,000

  • Patiosdefault

    $2,000 new × 100% good × 1.90 allocation

    $3,800

  • Decks & porches (attached)default

    $2,000 new × 100% good × 1.90 allocation

    $3,800
Building, 39-year$593,400

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

    $217,000 new × 100% good × 1.90 allocation

    $412,500

  • Building plumbing & fixturesdefault

    $22,500 new × 100% good × 1.90 allocation

    $42,800

  • Building electrical & lightingdefault

    $22,600 new × 100% good × 1.90 allocation

    $43,000

  • HVACdefault

    $22,500 new × 100% good × 1.90 allocation

    $42,800

  • Hardwood & tile floorsdefault

    $12,900 new × 100% good × 1.90 allocation

    $24,500

  • Fireplacelisting

    $2,600 new × 100% good × 1.90 allocation

    $5,000

  • Septic systemlisting

    $12,000 new × 100% good × 1.90 allocation

    $22,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$100,800$42,100$1,900$144,800
2$0$0$15,200$15,200
3$0$0$15,200$15,200
4$0$0$15,200$15,200
5$0$0$15,200$15,200
6+$0$0$530,700$530,700
Total$100,800$42,100$593,400$736,300

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.