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144 Highlands Gap

144 Highlands Gap

Mineral Bluff, GA 30559

$714,900

3 bd · 3.5 ba · 2,176 sqft · Listed 1d ago

View on Realtor.com →
Est. land %

Year built

2026

Sqft

2,176

Lot sqft

54,886

HOA / mo

None

Furnished

No

List date

2026-10-26T19:42:41.000000Z

Revenue

Annual revenue

$33,002

ADR

$242

Occupancy

37%

Cleaning fees (12 mo)

$6,683

Confidence

Low (49.38), 8 comps

Comp revenue range (p25 / median / p75)

$19,157$28,914$43,872

Median revenue of shown comps: $28,914

  • The Dogwood Cabin

    Cabin · 3 bd · 3 ba · sleeps 10 · 522 ft

    Revenue $24,152ADR $216Occ ≈ 31%5★ (38)

    Airbnb

  • Heavens View

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $33,675ADR $339Occ ≈ 27%5★ (4)

    AirbnbVrbo

  • Mountain Views | Hot Tub, Arcade Game & Firepit

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $12,303ADR $383Occ ≈ 9%5★ (2)

    AirbnbVrboBooking

  • Almost Heaven - Pet Friendly, hot tub & firepit!

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $57,411ADR $312Occ ≈ 50%4.7★ (164)

    AirbnbBooking

  • Mountain Therapy - Hot tub, firepit, and more!

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

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $19,398ADR $229Occ ≈ 23%4.6★ (63)

    AirbnbVrboBooking

  • Summer Specials | Hot Tub + Mtn View | Sleeps 8

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $18,432ADR $177Occ ≈ 29%4.8★ (21)

    Airbnb

  • Mineral Bluff Cabin w/ Hot Tub + Game Room!

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    Revenue $41,958ADR $302Occ ≈ 38%4.9★ (27)

    AirbnbBooking

  • Blue Ridge Lake Sanctuary | Pool Table, Fireplaces

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi

    Revenue $49,614ADR $520Occ ≈ 26%—

    Delisted

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
Management

Est. revenue

$33,002

NOI

$6,515

Cash flow /mo

$543

Cash needed

$762,996

Cash-on-cash (all cash)

0.9%

ROE (yr 1)

3.7%

Cap rate

0.9%

DSCR

—

Year-1 write-off

$195,333

Year-1 tax shield @ 32%

$62,507

Year-1 return on equity

  • Cash flow (annual)$6,515
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$21,447
ROE3.7%

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)$6,600
  • Platform fees (3% of revenue)$990
  • Maintenance / capex (5% of revenue)$1,650
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,433
  • Insurance (STR-rated)$7,614

Cash needed to close

  • Purchase price (all cash)$714,900
  • Closing costs (4.0%)$28,596
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$62,507

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

$608,000

Short-life (5/15-yr)

$175,000 · 29%

Year-1 deduction

$195,000

Year-1 tax shield @ 32%

$63,000

Land 15% (market default, no usable tax-record split) · building $432,000 over 39 years · new furniture $20,000

Based on: 2,176 sq ft, built 2026, 3 bd / 3.5 ba, unfurnished, listing features (pool, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $159,000 in year 1 (23% short-life, $51,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$83,900

  • Kitchen cabinetsdefault

    $10,600 new × 100% good × 1.26 allocation

    $13,300

  • Kitchen countertops (stone)listing

    $10,800 new × 100% good × 1.26 allocation

    $13,600

  • Decorative trimdefault

    $3,800 new × 100% good × 1.26 allocation

    $4,800

  • Mirrorsdefault

    $500 new × 100% good × 1.26 allocation

    $600

  • Shelvingdefault

    $1,200 new × 100% good × 1.26 allocation

    $1,500

  • Window coverings (22)default

    $5,500 new × 100% good × 1.26 allocation

    $6,900

  • Kitchen & laundry equipment plumbingdefault

    $8,200 new × 100% good × 1.26 allocation

    $10,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 100% good × 1.26 allocation

    $6,200

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

    $5,700 new × 100% good × 1.26 allocation

    $7,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$111,000

  • Paving: driveway & walks (paved)default

    $9,700 new × 100% good × 1.26 allocation

    $12,200

  • Landscaping (typical)default

    $9,300 new × 100% good × 1.26 allocation

    $11,700

  • Patiosdefault

    $2,100 new × 100% good × 1.26 allocation

    $2,700

  • Decks & porches (attached)default

    $2,100 new × 100% good × 1.26 allocation

    $2,700

  • Pool (in-ground)listing

    $65,000 new × 100% good × 1.26 allocation

    $81,700
Building, 39-year$432,300

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

    $236,100 new × 100% good × 1.26 allocation

    $296,800

  • Building plumbing & fixturesdefault

    $24,500 new × 100% good × 1.26 allocation

    $30,800

  • Building electrical & lightingdefault

    $24,900 new × 100% good × 1.26 allocation

    $31,200

  • HVACdefault

    $24,500 new × 100% good × 1.26 allocation

    $30,800

  • Hardwood & tile floorsdefault

    $14,000 new × 100% good × 1.26 allocation

    $17,600

  • Fireplaces (3)listing

    $7,900 new × 100% good × 1.26 allocation

    $9,900

  • Septic systemlisting

    $12,000 new × 100% good × 1.26 allocation

    $15,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$83,900$111,000$500$195,300
2$0$0$11,100$11,100
3$0$0$11,100$11,100
4$0$0$11,100$11,100
5$0$0$11,100$11,100
6+$0$0$387,500$387,500
Total$83,900$111,000$432,300$627,200

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.