345 Banner Cir
Ellijay, GA 30540
$95,000
3 bd · 1 ba · 1,655 sqft · Listed 1d ago
View on Realtor.com →Year built
1992
Sqft
1,655
Lot sqft
83,635
HOA / mo
$0
Furnished
No
List date
2026-10-05T15:02:54.000000Z
Revenue
Annual revenue
$31,763
ADR
$224
Occupancy
39%
Cleaning fees (12 mo)
$4,042
Confidence
Low (23.91), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $30,006Checking amenities for 5 listings…
Cozy cabin retreat in Ellijay
Cabin · 3 bd · 2 ba · sleeps 10 · 1.9 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $43,317ADR $175Occ ≈ 68%5★ (4)
Unique mountain getaway! Hot tub, game room, year round community pool!
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $12,943ADR $228Occ ≈ 16%4.9★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Tranquility Place Stay Cabin | 3 bd · 2 ba · sleeps 6 | $30,006 | $264 | 31% | 4.3★ (16) | 167 ft | AirbnbVrboBooking |
Mountain Spa Cabin | Sauna, Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $82,870 | $305 | 74% | 5★ (80) | 1.3 mi | AirbnbVrbo |
150Ac|View|Level2EV|Theater|HotTub|GameRm|Fire Pt Cabin | 3 bd · 2 ba · sleeps 10 | $43,143 | $412 | 29% | 4.3★ (90) | 1.5 mi | AirbnbVrbo |
HOT TUB Family Pet Friendly Cabin Coosawattee Cabin
| 3 bd · 2 ba · sleeps 8 | $24,641 | $186 | 36% | 4.9★ (39) | 1.9 mi | AirbnbVrboBooking |
Cozy cabin retreat in Ellijay Cabin
| 3 bd · 2 ba · sleeps 10 | $43,317 | $175 | 68% | 5★ (4) | 1.9 mi | Airbnb |
Wandering Bear's Den House
| 3 bd · 2 ba · sleeps 6 | $14,558 | $185 | 22% | 4.3★ (29) | 2.0 mi | AirbnbVrbo |
Unique mountain getaway! Hot tub, game room, year round community pool! House
| 3 bd · 2 ba · sleeps 6 | $12,943 | $228 | 16% | 4.9★ (20) | 2.1 mi | Vrbo |
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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$31,763
NOI
$16,423
Cash flow /mo
$844
Cash needed
$47,050
Cash-on-cash
21.5%
ROE (yr 1)
28.8%
Cap rate
17.3%
DSCR
2.61
Year-1 write-off
$38,892
Year-1 tax shield @ 32%
$12,445
Year-1 return on equity
- Cash flow (annual)$10,132
- Principal paydown$592
- Appreciation at%$2,850
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)$6,353
- Platform fees (3% of revenue)$953
- Maintenance / capex (5% of revenue)$1,588
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,220
- Insurance (STR-rated)$1,026
Cash needed to close
- Down payment (25%)$23,750
- Closing costs (4.0%)$3,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$12,445
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
$83,000
Short-life (5/15-yr)
$19,000 · 23%
Year-1 deduction
$39,000
Year-1 tax shield @ 32%
$12,000
Land 12% (county tax record, market value split) · building $64,000 over 39 years · new furniture $20,000
Based on: 1,655 sq ft, built 1992, 3 bd / 1 ba, unfurnished, listing features (fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $33,000 in year 1 (16% short-life, $11,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $2,300
Kitchen cabinetsdefault
$9,400 new × 40% good × 0.60 allocation
- $1,800
Kitchen countertopsdefault
$7,700 new × 40% good × 0.60 allocation
- $700
Decorative trimdefault
$2,900 new × 40% good × 0.60 allocation
- $0
Mirrorsdefault
$200 new × 40% good × 0.60 allocation
- $300
Shelvingdefault
$1,200 new × 40% good × 0.60 allocation
- $1,000
Window coverings (17)default
$4,300 new × 40% good × 0.60 allocation
- $2,500
Carpet, vinyl & laminate (100% of floors)listing
$10,700 new × 40% good × 0.60 allocation
- $1,800
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 0.60 allocation
- $1,100
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 0.60 allocation
- $1,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.60 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $2,500
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 0.60 allocation
- $2,400
Landscaping (typical)default
$8,100 new × 50% good × 0.60 allocation
- $500
Patiosdefault
$1,600 new × 50% good × 0.60 allocation
- $500
Decks & porches (attached)default
$1,600 new × 50% good × 0.60 allocation
- $46,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$179,500 new × 43% good × 0.60 allocation
- $4,400
Building plumbing & fixturesdefault
$18,600 new × 40% good × 0.60 allocation
- $4,400
Building electrical & lightingdefault
$18,300 new × 40% good × 0.60 allocation
- $4,500
HVACdefault
$18,600 new × 40% good × 0.60 allocation
- $600
Fireplacelisting
$2,600 new × 40% good × 0.60 allocation
- $3,600
Septic systemlisting
$12,000 new × 50% good × 0.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $32,900 | $5,900 | $100 | $38,900 |
| 2 | $0 | $0 | $1,600 | $1,600 |
| 3 | $0 | $0 | $1,600 | $1,600 |
| 4 | $0 | $0 | $1,600 | $1,600 |
| 5 | $0 | $0 | $1,600 | $1,600 |
| 6+ | $0 | $0 | $57,300 | $57,300 |
| Total | $32,900 | $5,900 | $63,900 | $102,700 |
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.