STR Yield
← Back to deals
MortgageCash

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

383 River Escape Dr

383 River Escape Dr

Ellijay, GA 30540

$1,089,000

3 bd · 3.5 ba · 2,910 sqft · Listed 24d ago

View on Realtor.com →
Rental historyLow confidenceNegative cash flow

Year built

2014

Sqft

2,910

Lot sqft

158,123

HOA / mo

$63

Furnished

No

List date

2026-09-03T17:29:41.000000Z

Revenue

Annual revenue

$60,368

ADR

$337

Occupancy

49%

Cleaning fees (12 mo)

$12,627

Confidence

Med (57.29), 7 comps

Comp revenue range (p25 / median / p75)

$32,804$37,892$63,574

  • Luxury cabin, Breathtaking View, Slps 10, Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 341 ft

    Revenue $76,518ADR $241Occ ≈ 87%5★ (336)

    AirbnbVrbo

  • Highland Harmony- Firepit, Games, Peaceful Escape

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.3 mi

    Revenue $32,254ADR $404Occ ≈ 22%5★ (34)

    AirbnbVrbo

  • Unplug - Mountain View | Hot Tub | Pool Table | Outdoor Wood Burning Fireplace | Fire Pit

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi

    Revenue $79,062ADR $576Occ ≈ 38%4.8★ (8)

    AirbnbVrbo

  • Canopy Cottage | Pets Stay FREE | Sleeps 6 | Riverfront fishing

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.4 mi

    Revenue $31,844ADR $343Occ ≈ 25%4★ (2)

    Vrbo

  • Unplug - Mountain View | Hot Tub | Pool Table | Outdoor Wood Burning Fireplace | Fire Pit

    Vacation home · 4 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $50,629ADR $336Occ ≈ 41%—

    Booking

  • Riverstone Retreat | Ellijay, Georgia

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $37,892ADR $578Occ ≈ 18%5★ (2)

    AirbnbVrbo

  • Waterfront Cabin in Ellijay: Hot Tub + Game Room

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi

    Revenue $33,353ADR $282Occ ≈ 32%4.9★ (62)

    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

$60,368

NOI

$21,058

Cash flow /mo

-$4,113

Cash needed

$341,310

Cash-on-cash

-14.5%

ROE (yr 1)

-2.8%

Cap rate

1.9%

DSCR

0.30

Year-1 write-off

$187,208

Year-1 tax shield @ 32%

$59,907

Year-1 return on equity

  • Cash flow (annual)-$49,361
  • Principal paydown$7,126
  • Appreciation at%$32,670
ROE-2.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.7%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$12,074
  • Platform fees (3% of revenue)$1,811
  • Maintenance / capex (5% of revenue)$3,018
  • Utilities & supplies$4,200
  • HOA$756
  • Property tax$5,690
  • Insurance (STR-rated)$11,761

Cash needed to close

  • Down payment (25%)$272,250
  • Closing costs (4.0%)$43,560
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$59,907

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

$923,000

Short-life (5/15-yr)

$159,000 · 17%

Year-1 deduction

$187,000

Year-1 tax shield @ 32%

$60,000

Land 15% (county tax record, market value split) · building $764,000 over 39 years · new furniture $26,000

Based on: 2,910 sq ft, built 2014, 3 bd / 3.5 ba, unfurnished, listing features (deck, patio, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $116,000 in year 1 (9% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$105,600

  • Kitchen cabinetsdefault

    $12,200 new × 52% good × 2.29 allocation

    $14,500

  • Kitchen countertopsdefault

    $10,000 new × 52% good × 2.29 allocation

    $11,900

  • Decorative trimdefault

    $5,100 new × 52% good × 2.29 allocation

    $6,100

  • Mirrorsdefault

    $500 new × 40% good × 2.29 allocation

    $400

  • Shelvingdefault

    $1,200 new × 52% good × 2.29 allocation

    $1,400

  • Window coverings (29)default

    $7,300 new × 40% good × 2.29 allocation

    $6,600

  • Carpet, vinyl & laminate (33% of floors)listing

    $6,200 new × 40% good × 2.29 allocation

    $5,700

  • Kitchen & laundry equipment plumbingdefault

    $9,500 new × 76% good × 2.29 allocation

    $16,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,700 new × 76% good × 2.29 allocation

    $10,000

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

    $7,700 new × 40% good × 2.29 allocation

    $7,000

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$79,200

  • Paving: driveway & walks (paved)default

    $11,200 new × 52% good × 2.29 allocation

    $13,300

  • Landscaping (typical)default

    $10,800 new × 52% good × 2.29 allocation

    $12,800

  • Patioslisting

    $13,100 new × 52% good × 2.29 allocation

    $15,600

  • Decks & porches (attached)listing

    $32,700 new × 50% good × 2.29 allocation

    $37,500
Building, 39-year$764,200

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

    $316,300 new × 80% good × 2.29 allocation

    $579,100

  • Building plumbing & fixturesdefault

    $32,800 new × 76% good × 2.29 allocation

    $57,100

  • Building electrical & lightingdefault

    $34,200 new × 76% good × 2.29 allocation

    $59,400

  • HVACdefault

    $32,800 new × 40% good × 2.29 allocation

    $30,000

  • Hardwood & tile floorsdefault

    $12,500 new × 52% good × 2.29 allocation

    $14,900

  • Fireplaces (3)listing

    $7,900 new × 52% good × 2.29 allocation

    $9,400

  • Septic systemlisting

    $12,000 new × 52% good × 2.29 allocation

    $14,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$105,600$79,200$2,500$187,200
2$0$0$19,600$19,600
3$0$0$19,600$19,600
4$0$0$19,600$19,600
5$0$0$19,600$19,600
6+$0$0$683,300$683,300
Total$105,600$79,200$764,200$948,900

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.