Rate 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium

118 E Oak St

East Ellijay, GA 30540

$250,000

2 bd · 1 ba · Listed 1d ago

View on Realtor.com →

Low confidence

Year built

1905

Sqft

—

Lot sqft

13,939

HOA / mo

None

Furnished

List date

2026-11-12T22:00:06.000000Z

Revenue

Annual revenue

$56,976

ADR

$272

Occupancy

57%

Cleaning fees (12 mo)

$11,339

Confidence

Low (42.69), 6 comps

Comp revenue range (p25 / median / p75)

$45,313$55,703$68,084

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

Median revenue of shown comps: $55,703

Hot Tub | Fire Pit | BBQ | King-bed | Pet-friendly
Cabin · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $46,254ADR $174Occ ≈ 73%4.8★ (103)
Airbnb
Possum Holler
House · 2 bd · 1 ba · sleeps 3 · 0.6 mi
Revenue $44,999ADR $204Occ ≈ 60%4.7★ (62)
Airbnb Vrbo
Waterwheel on the Cartecay River, hot tub, firepit
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $65,151ADR $406Occ ≈ 44%5★ (9)
Airbnb Vrbo
Riverside Retreat
Townhouse · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $6,369ADR $183Occ ≈ 10%4.7★ (3)
Airbnb
Waterwheel on the Cartecay
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $69,062ADR $396Occ ≈ 48%—
Booking
Private River Cabin + Game Room- Near Blue Ridge
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $102,549ADR $311Occ ≈ 90%4.8★ (207)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Hot Tub \| Fire Pit \| BBQ \| King-bed \| Pet-friendly Cabin	2 bd · 1 ba · sleeps 5	$46,254	$174	73%	4.8★ (103)	0.6 mi	Airbnb
Possum Holler House	2 bd · 1 ba · sleeps 3	$44,999	$204	60%	4.7★ (62)	0.6 mi	Airbnb Vrbo
Waterwheel on the Cartecay River, hot tub, firepit Cabin	2 bd · 2 ba · sleeps 6	$65,151	$406	44%	5★ (9)	0.6 mi	Airbnb Vrbo
Riverside Retreat Townhouse	2 bd · 2 ba · sleeps 4	$6,369	$183	10%	4.7★ (3)	0.7 mi	Airbnb
Waterwheel on the Cartecay Vacation home	3 bd · 2 ba · sleeps 6	$69,062	$396	48%	—	0.7 mi	Booking
Private River Cabin + Game Room- Near Blue Ridge Cabin	3 bd · 2 ba · sleeps 6	$102,549	$311	90%	4.8★ (207)	0.7 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 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium

Est. revenue

$56,976

NOI

$34,018

Cash flow /mo

$1,477

Cash needed

$88,500

Cash-on-cash

20.0%

ROE (yr 1)

30.3%

Cap rate

13.6%

DSCR

2.09

Year-1 write-off

$70,287

Year-1 tax shield @ 32%

$22,492

Year-1 return on equity

Cash flow (annual)$17,727
Principal paydown$1,610
Appreciation at%$7,500

ROE30.3%

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)$11,395
Platform fees (3% of revenue)$1,709
Maintenance / capex (5% of revenue)$2,849
Utilities & supplies$4,200
HOA$0
Property tax$105
Insurance (STR-rated)$2,700

Cash needed to close

Down payment (25%)$62,500
Closing costs (4.0%)$10,000
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$22,492

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

$218,000

Short-life (5/15-yr)

$54,000 · 25%

Year-1 deduction

$70,000

Year-1 tax shield @ 32%

$22,000

Land 13% (county tax record, market value split) · building $164,000 over 39 years · new furniture $16,000

Based on: ~1,400 sq ft (from beds), built 1905, 2 bd / 1 ba, unfurnished, listing features (fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $53,000 in year 1 (17% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$52,200

Kitchen cabinetsdefault
$8,900 new × 40% good × 1.99 allocation
$7,100
Kitchen countertopsdefault
$7,300 new × 40% good × 1.99 allocation
$5,800
Decorative trimdefault
$2,500 new × 40% good × 1.99 allocation
$2,000
Mirrorsdefault
$200 new × 40% good × 1.99 allocation
$100
Shelvingdefault
$900 new × 40% good × 1.99 allocation
$700
Window coverings (14)default
$3,500 new × 40% good × 1.99 allocation
$2,800
Carpet, vinyl & laminate (50% of floors)listing
$4,500 new × 40% good × 1.99 allocation
$3,600
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 1.99 allocation
$5,500
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 1.99 allocation
$3,300
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 1.99 allocation
$5,300
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$17,900

Paving: driveway & walks (paved)default
$7,800 new × 50% good × 1.99 allocation
$7,700
Landscaping (typical)default
$7,500 new × 50% good × 1.99 allocation
$7,400
Patiosdefault
$1,400 new × 50% good × 1.99 allocation
$1,400
Decks & porches (attached)default
$1,400 new × 50% good × 1.99 allocation
$1,400

Building, 39-year$163,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 40% good × 1.99 allocation
$121,100
Building plumbing & fixturesdefault
$15,700 new × 40% good × 1.99 allocation
$12,500
Building electrical & lightingdefault
$15,000 new × 40% good × 1.99 allocation
$12,000
HVACdefault
$15,800 new × 40% good × 1.99 allocation
$12,600
Hardwood & tile floorsdefault
$4,500 new × 40% good × 1.99 allocation
$3,600
Fireplacelisting
$2,600 new × 40% good × 1.99 allocation
$2,100

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	$52,200	$17,900	$200	$70,300
2	$0	$0	$4,200	$4,200
3	$0	$0	$4,200	$4,200
4	$0	$0	$4,200	$4,200
5	$0	$0	$4,200	$4,200
6+	$0	$0	$146,900	$146,900
Total	$52,200	$17,900	$163,900	$234,000

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.