469 Mountain High Dr
Mineral Bluff, GA 30559
$624,900
3 bd · 3 ba · 2,376 sqft · Listed 11d ago
View on Realtor.com →Year built
2004
Sqft
2,376
Lot sqft
85,813
HOA / mo
$52
Furnished
No
List date
2026-09-16T14:26:58.000000Z
Revenue
Annual revenue
$38,908
ADR
$260
Occupancy
41%
Cleaning fees (12 mo)
$7,015
Confidence
Med (53.44), 26 comps
Comp revenue range (p25 / median / p75)
Majestic Bliss! Mtn View Hot Tub, Pool Table,WiFi
Cabin · 3 bd · 3 ba · sleeps 6 · 449 ft
Revenue $41,016ADR $232Occ ≈ 48%4.9★ (51)
Heavens Gift, mtn view, hot tub, pool table & more
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $51,827ADR $241Occ ≈ 59%4.9★ (118)
Unequa Lodge Mtn Views Hot Tub Pet Friendly
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $23,745ADR $211Occ ≈ 31%4.8★ (34)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
High Expectations- Dog Friendly, Hot Tub, Views Cabin | 3 bd · 3 ba · sleeps 10 | $30,714 | $354 | 24% | 4.9★ (16) | 315 ft | AirbnbVrboBooking |
Luxe retreat, stunning views, puppy approved Cabin | 3 bd · 3 ba · sleeps 10 | $39,818 | $315 | 35% | 4.9★ (16) | 390 ft | AirbnbVrbo |
Just Breathe Cabin! House | 3 bd · 3 ba · sleeps 8 | $3,620 | $362 | 3% | 5★ (99) | 417 ft | AirbnbVrbo |
Cabin in the Sky, hot tub, outdoor fireplace Cabin | 3 bd · 3 ba · sleeps 6 | $58,943 | $320 | 50% | 4.9★ (10) | 440 ft | AirbnbBooking |
Majestic Bliss! Mtn View Hot Tub, Pool Table,WiFi Cabin | 3 bd · 3 ba · sleeps 6 | $41,016 | $232 | 48% | 4.9★ (51) | 449 ft | Airbnb |
License 2 Chill - Mineral Bluff, GA Cabin | 3 bd · 3.5 ba · sleeps 8 | $49,549 | $281 | 48% | 4.8★ (21) | 0.2 mi | AirbnbVrboBooking |
Eagle Ridge-Mountain View, Hot Tub, Fenced Cabin | 3 bd · 3 ba · sleeps 6 | $56,861 | $323 | 48% | 4.7★ (6) | 0.2 mi | AirbnbVrboBooking |
Heavens Gift, mtn view, hot tub, pool table & more Cabin | 3 bd · 3 ba · sleeps 8 | $51,827 | $241 | 59% | 4.9★ (118) | 0.2 mi | Airbnb |
Mountain High Lodge - Mineral Bluff, GA Cabin | 3 bd · 3 ba · sleeps 6 | $22,269 | $342 | 18% | 4.8★ (35) | 0.2 mi | AirbnbVrboBooking |
Unequa Lodge Mtn Views Hot Tub Pet Friendly Cabin | 3 bd · 3 ba · sleeps 6 | $23,745 | $211 | 31% | 4.8★ (34) | 0.2 mi | Airbnb |
Show all 26 comps
Fab Tri-State view 3/3, hot tub,pool table, ping-pong,Wi-Fi 4 tv ntr trl creek
Cabin · 3 bd · 3 ba · sleeps 5 · 0.3 mi
Revenue $26,107ADR $217Occ ≈ 33%5★ (228)
BLUE RIDGE CABIN with VIEWS, fireplace, hot tub, pool table, and foosball.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $21,214ADR $236Occ ≈ 25%5★ (14)
Upscale Lodge w/ Views, Hot tub, Decks & Firepit
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $70,311ADR $353Occ ≈ 55%5★ (169)
The High Life LONG RANGE VIEWS OF THE BLUE RIDGE MOUNTAINS
Vacation home · 3 bd · 3 ba · sleeps 7 · 0.6 mi
Revenue $38,339ADR $251Occ ≈ 42%—
Spacious cabin with mountain views, private hot tub, & game room
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $18,903ADR $263Occ ≈ 20%4.9★ (61)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fab Tri-State view 3/3, hot tub,pool table, ping-pong,Wi-Fi 4 tv ntr trl creek Cabin | 3 bd · 3 ba · sleeps 5 | $26,107 | $217 | 33% | 5★ (228) | 0.3 mi | Vrbo |
Forever Views Above Clouds - King in every bedroom Cabin | 3 bd · 3.5 ba · sleeps 10 | $55,225 | $405 | 37% | 5★ (170) | 0.4 mi | AirbnbVrbo |
A Bear's Lair - Mountain High Cabin Rental Cabin | 3 bd · 3 ba · sleeps 6 | $42,252 | $287 | 40% | 4.5★ (15) | 0.4 mi | AirbnbVrboBooking |
Mount Watson Lodge Cabin | 3 bd · 3.5 ba · sleeps 14 | $71,066 | $466 | 42% | 5★ (27) | 0.4 mi | AirbnbVrboBooking |
Luxury Above The Clouds Cabin | 3 bd · 3 ba · sleeps 6 | $55,014 | $289 | 52% | 4★ (2) | 0.5 mi | AirbnbVrbo |
Cabin Time | Mineral Bluff, GA Cabin | 3 bd · 3 ba · sleeps 6 | $43,775 | $306 | 39% | 5★ (4) | 0.5 mi | AirbnbVrbo |
Spacious private mountain cabin with stunning view Cabin | 3 bd · 3 ba · sleeps 8 | $61,306 | $322 | 52% | 5★ (255) | 0.5 mi | AirbnbVrbo |
BLUE RIDGE CABIN with VIEWS, fireplace, hot tub, pool table, and foosball. Cabin | 3 bd · 3 ba · sleeps 6 | $21,214 | $236 | 25% | 5★ (14) | 0.5 mi | Vrbo |
Upscale Lodge w/ Views, Hot tub, Decks & Firepit Cabin | 3 bd · 3 ba · sleeps 8 | $70,311 | $353 | 55% | 5★ (169) | 0.5 mi | Airbnb |
Unique Mineral Bluff Home with Mountain Views! House | 3 bd · 3.5 ba · sleeps 8 | $41,884 | $296 | 39% | 4.7★ (85) | 0.6 mi | AirbnbVrboBooking |
Dogwood Overlook Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $5,725 | $254 | 6% | 4.8★ (110) | 0.6 mi | AirbnbVrboBooking |
Cabin Time Cabin | 3 bd · 3 ba · sleeps 6 | $33,156 | $251 | 36% | 5★ (49) | 0.6 mi | AirbnbVrboBooking |
The High Life LONG RANGE VIEWS OF THE BLUE RIDGE MOUNTAINS Vacation home | 3 bd · 3 ba · sleeps 7 | $38,339 | $251 | 42% | — | 0.6 mi | Booking |
Spacious cabin with mountain views, private hot tub, & game room Cabin | 3 bd · 3 ba · sleeps 8 | $18,903 | $263 | 20% | 4.9★ (61) | 0.7 mi | Vrbo |
Cabin Edelweiss Cabin | 3 bd · 3 ba · sleeps 8 | $18,004 | $265 | 19% | 5★ (90) | 0.7 mi | AirbnbVrbo |
The High Life House | 3 bd · 3 ba · sleeps 7 | $40,965 | $263 | 43% | 5★ (41) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,908
NOI
$13,751
Cash flow /mo
-$2,221
Cash needed
$206,721
Cash-on-cash
-12.9%
ROE (yr 1)
-1.8%
Cap rate
2.2%
DSCR
0.34
Year-1 write-off
$127,481
Year-1 tax shield @ 32%
$40,794
Year-1 return on equity
- Cash flow (annual)-$26,658
- Principal paydown$4,089
- Appreciation at%$18,747
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,782
- Platform fees (3% of revenue)$1,167
- Maintenance / capex (5% of revenue)$1,945
- Utilities & supplies$4,200
- HOA$624
- Property tax$2,784
- Insurance (STR-rated)$6,655
Cash needed to close
- Down payment (25%)$156,225
- Closing costs (4.0%)$24,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,794
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
$531,000
Short-life (5/15-yr)
$101,000 · 19%
Year-1 deduction
$127,000
Year-1 tax shield @ 32%
$41,000
Land 15% (market default, no usable tax-record split) · building $431,000 over 39 years · new furniture $26,000
Based on: 2,376 sq ft, built 2004, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $81,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$11,000 new × 40% good × 1.98 allocation
- $7,100
Kitchen countertopsdefault
$9,000 new × 40% good × 1.98 allocation
- $3,300
Decorative trimdefault
$4,200 new × 40% good × 1.98 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 1.98 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.98 allocation
- $4,700
Window coverings (24)default
$6,000 new × 40% good × 1.98 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$8,600 new × 56% good × 1.98 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 56% good × 1.98 allocation
- $4,700
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 1.98 allocation
- $7,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.98 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,000
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 1.98 allocation
- $9,600
Landscaping (typical)default
$9,700 new × 50% good × 1.98 allocation
- $2,300
Patiosdefault
$2,300 new × 50% good × 1.98 allocation
- $26,400
Decks & porches (attached)listing
$26,700 new × 50% good × 1.98 allocation
- $323,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$258,000 new × 63% good × 1.98 allocation
- $29,700
Building plumbing & fixturesdefault
$26,800 new × 56% good × 1.98 allocation
- $30,400
Building electrical & lightingdefault
$27,400 new × 56% good × 1.98 allocation
- $21,200
HVACdefault
$26,800 new × 40% good × 1.98 allocation
- $12,100
Hardwood & tile floorsdefault
$15,300 new × 40% good × 1.98 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 1.98 allocation
- $11,900
Septic systemlisting
$12,000 new × 50% good × 1.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,700 | $48,400 | $1,400 | $127,500 |
| 2 | $0 | $0 | $11,000 | $11,000 |
| 3 | $0 | $0 | $11,000 | $11,000 |
| 4 | $0 | $0 | $11,000 | $11,000 |
| 5 | $0 | $0 | $11,000 | $11,000 |
| 6+ | $0 | $0 | $385,000 | $385,000 |
| Total | $77,700 | $48,400 | $430,600 | $556,700 |
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.