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Hidden Valley Bed & Breakfast 441 Mull Rd 7 Room Bed and Breakfast Hiawassee, GA 30546 $825,000 ($117,857/Room) 15.19% Cap Rate
INVESTMENT HIGHLIGHTS
- Mountain Views
- Endless Outdoor Adventures
- Main House: 4 beds, 3 baths, dry sauna, hot tub & Apartment (attached): 1 bed, 1 bath, kitchen and laundry
- Turnkey Bed & Breakfast
- Projected Nightly Rate: $175/room
- Cabin (detached): 2 beds, 2.5 baths, kitchen and laundry
EXECUTIVE SUMMARY
The main residence features 4 bedrooms and 3 bathrooms, highlighted by a dry sauna, hot tub, and sweeping year-round mountain views. Thoughtfully designed for both everyday living and entertaining, this home feels like a true mountain retreat. Attached to the main home is a fully self-contained 1-bedroom, 1-bath apartment with its own kitchen and laundry, currently leased for $1,175 per month. The apartment can easily be reconnected to the main house by reopening the original doorway, offering the option for a private primary suite on the main level, expanded entertaining space, or an additional kitchen for hosting.
A separate 2-bedroom, 2.5-bath guest house with a full kitchen and laundry adds even more versatility and is currently leased for $1,500 per month. Whether used as income-producing rentals, guest quarters, or a multi-generational living solution, the layout offers endless possibilities.
More than $300,000 in renovations have elevated the entire property. Updates across the main home, apartment, and guest house include new roofs, plumbing, electrical systems, windows, flooring, fixtures, and fresh interior and exterior paint. Kitchens and bathrooms have been modernized with updated appliances, vanities, and granite countertops. Exterior improvements include new balconies, retaining walls, fencing, landscaping, and French drains, enhancing both function and curb appeal. With a total of 7 bedrooms and 6.5 bathrooms across three distinct living spaces, this property is ideal as a full-time residence, a mountain family compound, or a high-performing investment with built-in rental income, all set against the breathtaking backdrop of North Georgia’s mountains ??
FINANCIAL SUMMARY (PRO FORMA - 2026) |
ANNUAL | ANNUAL PER SF |
|---|---|---|
| Gross Rental Income |
$170,000
|
$31.87
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$170,000
|
$31.87
|
| Taxes |
$2,334
|
$0.44
|
| Operating Expenses |
$21,000
|
$3.94
|
| Total Expenses |
$23,334
|
$4.37
|
| Net Operating Income |
$146,666
|
$27.50
|
FINANCIAL SUMMARY (PRO FORMA - 2026)
| Gross Rental Income | |
|---|---|
| Annual | $170,000 |
| Annual Per SF | $31.87 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $170,000 |
| Annual Per SF | $31.87 |
| Taxes | |
|---|---|
| Annual | $2,334 |
| Annual Per SF | $0.44 |
| Operating Expenses | |
|---|---|
| Annual | $21,000 |
| Annual Per SF | $3.94 |
| Total Expenses | |
|---|---|
| Annual | $23,334 |
| Annual Per SF | $4.37 |
| Net Operating Income | |
|---|---|
| Annual | $146,666 |
| Annual Per SF | $27.50 |
PROPERTY FACTS
AMENITIES
- Spa
- Hot Tub
ABOUT 441 MULL RD , HIAWASSEE, GA 30546
Tucked away on 2.12 private, wooded acres in the heart of the North Georgia Mountains, this exceptional 5,334 sq ft compound offers a rare blend of privacy, flexibility, and income potential. Located just minutes from Lake Chatuge, Brasstown Bald, Young Harris College, and the Georgia Mountain Fairgrounds, the property places you at the center of boating, hiking, fishing, and year-round mountain adventure, with the Bavarian-style charm of Helen only a scenic 30-minute drive away. The main residence features 4 bedrooms and 3 bathrooms, highlighted by a dry sauna, hot tub, and sweeping year-round mountain views. Thoughtfully designed for both everyday living and entertaining, this home feels like a true mountain retreat. Attached to the main home is a fully self-contained 1-bedroom, 1-bath apartment with its own kitchen and laundry, currently leased for $1,175 per month. The apartment can easily be reconnected to the main house by reopening the original doorway, offering the option for a private primary suite on the main level, expanded entertaining space, or an additional kitchen for hosting. A separate 2-bedroom, 2.5-bath guest house with a full kitchen and laundry adds even more versatility and is currently leased for $1,500 per month. Whether used as income-producing rentals, guest quarters, or a multi-generational living solution, the layout offers endless possibilities. More than $300,000 in renovations have elevated the entire property. Updates across the main home, apartment, and guest house include new roofs, plumbing, electrical systems, windows, flooring, fixtures, and fresh interior and exterior paint. Kitchens and bathrooms have been modernized with updated appliances, vanities, and granite countertops. Exterior improvements include new balconies, retaining walls, fencing, landscaping, and French drains, enhancing both function and curb appeal. With a total of 7 bedrooms and 6.5 bathrooms across three distinct living spaces, this property is ideal as a full-time residence, a mountain family compound, or a high-performing investment with built-in rental income, all set against the breathtaking backdrop of North Georgia’s mountains .
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Suite | 4 | - | - |
| Guest Room | 3 | - | - |
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Hidden Valley Bed & Breakfast | 441 Mull Rd
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