Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

115 Pine Way

Ellijay, GA 30540

$240,000

3 bd · 2 ba · 1,248 sqft · Listed 8d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

2013

Sqft

1,248

Lot sqft

123,275

HOA / mo

Furnished

List date

2026-11-04T15:21:41.000000Z

Revenue

Annual revenue

$26,060

ADR

$173

Occupancy

41%

Cleaning fees (12 mo)

$6,078

Confidence

Low (30.65), 12 comps

Comp revenue range (p25 / median / p75)

$10,733$18,858$27,901

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $18,858

Harris Creek Haven | Secluded N Ga Getaway
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +3
Revenue $17,295ADR $267Occ ≈ 18%5★ (2)
Airbnb Vrbo
Finley's Cottage in Ellijay
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $15,331ADR $146Occ ≈ 29%4.7★ (21)
Delisted
Pet-Friendly Ellijay Escape w/ Yard & Grill!
House · 3 bd · 2.5 ba · sleeps 7 · 1.0 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +3
Revenue $38,419ADR $143Occ ≈ 74%4.8★ (96)
Airbnb Vrbo Booking
Charming log cabin with serene views, private pond, & cozy fireplace
Cabin · 2 bd · 2 ba · sleeps 4 · 1.5 mi
Revenue $20,420ADR $145Occ ≈ 39%4.7★ (10)
Delisted
Cajun Hideaway Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 1.6 mi
- A/C
- Pets OK
- Wifi
- Kitchen
- +2
Revenue $5,440ADR $158Occ ≈ 9%4.5★ (21)
Airbnb
A-Frame | Hot Tub + Fire Pit | Carter’s Lake
Cabin · 2 bd · 1.5 ba · sleeps 6 · 1.9 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $54,761ADR $206Occ ≈ 73%4.9★ (194)
Airbnb Vrbo
StackRock Cabin-An Exclusive Retreat
Cabin · 2 bd · 1 ba · sleeps 4 · 2.0 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $23,841ADR $187Occ ≈ 35%4.8★ (234)
Airbnb Vrbo
Carters Lake: Main House & Studio Retreat
House · 4 bd · 3 ba · sleeps 10 · 2.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $4,369ADR $303Occ ≈ 4%4.9★ (10)
Airbnb
Mountain Lake Escape | Ellijay, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 2.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $35,661ADR $329Occ ≈ 30%4.5★ (43)
Airbnb Vrbo
Cabin with hot tub & stunning lake mountain views
Cabin · 2 bd · 2 ba · sleeps 6 · 2.2 mi
Revenue $8,217ADR $190Occ ≈ 12%4.7★ (27)
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Harris Creek Haven \| Secluded N Ga Getaway Cabin Hot tub A/C Pets OK Wifi +3	2 bd · 2 ba · sleeps 6	$17,295	$267	18%	5★ (2)	0.3 mi	Airbnb Vrbo
Finley's Cottage in Ellijay Cabin	2 bd · 1 ba · sleeps 4	$15,331	$146	29%	4.7★ (21)	0.4 mi	Delisted
Pet-Friendly Ellijay Escape w/ Yard & Grill! House Hot tub A/C Pets OK Wifi +3	3 bd · 2.5 ba · sleeps 7	$38,419	$143	74%	4.8★ (96)	1.0 mi	Airbnb Vrbo Booking
Charming log cabin with serene views, private pond, & cozy fireplace Cabin	2 bd · 2 ba · sleeps 4	$20,420	$145	39%	4.7★ (10)	1.5 mi	Delisted
Cajun Hideaway Retreat Cabin A/C Pets OK Wifi Kitchen +2	2 bd · 2 ba · sleeps 4	$5,440	$158	9%	4.5★ (21)	1.6 mi	Airbnb
A-Frame \| Hot Tub + Fire Pit \| Carter’s Lake Cabin Hot tub A/C Free parking Pets OK +6	2 bd · 1.5 ba · sleeps 6	$54,761	$206	73%	4.9★ (194)	1.9 mi	Airbnb Vrbo
StackRock Cabin-An Exclusive Retreat Cabin Hot tub A/C Free parking Pets OK +4	2 bd · 1 ba · sleeps 4	$23,841	$187	35%	4.8★ (234)	2.0 mi	Airbnb Vrbo
Carters Lake: Main House & Studio Retreat House A/C Free parking Wifi Kitchen +2	4 bd · 3 ba · sleeps 10	$4,369	$303	4%	4.9★ (10)	2.0 mi	Airbnb
Mountain Lake Escape \| Ellijay, GA Cabin A/C Free parking Pets OK Wifi +5	3 bd · 3 ba · sleeps 6	$35,661	$329	30%	4.5★ (43)	2.1 mi	Airbnb Vrbo
Cabin with hot tub & stunning lake mountain views Cabin	2 bd · 2 ba · sleeps 6	$8,217	$190	12%	4.7★ (27)	2.2 mi	Booking

Show 2 more

Lakeview Hideaway
Cabin · 2 bd · 2 ba · sleeps 6 · 2.2 mi
Revenue $25,314ADR $180Occ ≈ 39%3.9★ (10)
Airbnb
Carters Lake Cabin | Hot Tub & Mountain Views
Cabin · 2 bd · 2 ba · sleeps 6 · 2.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $11,572ADR $247Occ ≈ 13%5★ (7)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Lakeview Hideaway Cabin	2 bd · 2 ba · sleeps 6	$25,314	$180	39%	3.9★ (10)	2.2 mi	Airbnb
Carters Lake Cabin \| Hot Tub & Mountain Views Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 6	$11,572	$247	13%	5★ (7)	2.2 mi	Airbnb Vrbo Booking

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$26,060

NOI

$9,946

Cash flow /mo

-$483

Cash needed

$89,100

Cash-on-cash

-6.5%

ROE (yr 1)

3.3%

Cap rate

4.1%

DSCR

0.63

Year-1 write-off

$50,936

Year-1 tax shield @ 32%

$16,299

Year-1 return on equity

Cash flow (annual)-$5,798
Principal paydown$1,525
Appreciation at%$7,200

ROE3.3%

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)$5,212
Platform fees (3% of revenue)$782
Maintenance / capex (5% of revenue)$1,303
Utilities & supplies$4,200
HOA$0
Property tax$2,025
Insurance (STR-rated)$2,592

Cash needed to close

Down payment (25%)$60,000
Closing costs (4.0%)$9,600
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$16,299

Property tax, insurance rate and the land/building split come from this listing's county tax record; 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

$153,000

Short-life (5/15-yr)

$31,000 · 20%

Year-1 deduction

$51,000

Year-1 tax shield @ 32%

$16,000

Land 36% (county tax record, market value split) · building $122,000 over 39 years · new furniture $20,000

Based on: 1,248 sq ft, built 2013, 3 bd / 2 ba, unfurnished, listing features (fence, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $42,000 in year 1 (15% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$40,800

Kitchen cabinetsdefault
$8,500 new × 48% good × 0.88 allocation
$3,600
Kitchen countertopsdefault
$7,000 new × 48% good × 0.88 allocation
$2,900
Decorative trimdefault
$2,200 new × 48% good × 0.88 allocation
$900
Mirrorsdefault
$300 new × 40% good × 0.88 allocation
$100
Shelvingdefault
$1,200 new × 48% good × 0.88 allocation
$500
Window coverings (12)default
$3,000 new × 40% good × 0.88 allocation
$1,100
Carpet, vinyl & laminate (100% of floors)listing
$8,000 new × 40% good × 0.88 allocation
$2,800
Kitchen & laundry equipment plumbingdefault
$6,600 new × 74% good × 0.88 allocation
$4,300
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 74% good × 0.88 allocation
$2,600
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 0.88 allocation
$2,400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$10,000

Paving: driveway & walks (paved)default
$7,300 new × 50% good × 0.88 allocation
$3,200
Landscaping (typical)default
$7,000 new × 50% good × 0.88 allocation
$3,100
Patiosdefault
$1,200 new × 50% good × 0.88 allocation
$500
Decks & porches (attached)default
$1,200 new × 50% good × 0.88 allocation
$500
Fencinglisting
$6,000 new × 50% good × 0.88 allocation
$2,600

Building, 39-year$121,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$134,900 new × 78% good × 0.88 allocation
$92,900
Building plumbing & fixturesdefault
$14,000 new × 74% good × 0.88 allocation
$9,100
Building electrical & lightingdefault
$13,100 new × 74% good × 0.88 allocation
$8,500
HVACdefault
$14,100 new × 40% good × 0.88 allocation
$4,900
Fireplacelisting
$2,600 new × 48% good × 0.88 allocation
$1,100
Septic systemlisting
$12,000 new × 50% good × 0.88 allocation
$5,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$40,800	$10,000	$100	$50,900
2	$0	$0	$3,100	$3,100
3	$0	$0	$3,100	$3,100
4	$0	$0	$3,100	$3,100
5	$0	$0	$3,100	$3,100
6+	$0	$0	$109,300	$109,300
Total	$40,800	$10,000	$121,900	$172,700

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: 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.