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345 Banner Cir

345 Banner Cir

Ellijay, GA 30540

$95,000

3 bd · 1 ba · 1,655 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$14,232$24,641$43,143

Median revenue of shown comps: $30,006

  • Tranquility Place Stay

    Cabin · 3 bd · 2 ba · sleeps 6 · 167 ft

    • Hot tub
    • A/C
    • Pets OK
    • Wifi
    • +2

    Revenue $30,006ADR $264Occ ≈ 31%4.3★ (16)

    AirbnbVrboBooking

  • Mountain Spa Cabin | Sauna, Hot Tub & Fire Pit

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $82,870ADR $305Occ ≈ 74%5★ (80)

    AirbnbVrbo

  • 150Ac|View|Level2EV|Theater|HotTub|GameRm|Fire Pt

    Cabin · 3 bd · 2 ba · sleeps 10 · 1.5 mi

    Revenue $43,143ADR $412Occ ≈ 29%4.3★ (90)

    AirbnbVrbo

  • HOT TUB Family Pet Friendly Cabin Coosawattee

    Cabin · 3 bd · 2 ba · sleeps 8 · 1.9 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $24,641ADR $186Occ ≈ 36%4.9★ (39)

    AirbnbVrboBooking

  • 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)

    Airbnb

  • Wandering Bear's Den

    House · 3 bd · 2 ba · sleeps 6 · 2.0 mi

    • A/C
    • Pets OK
    • Kitchen
    • Washer
    • +1

    Revenue $14,558ADR $185Occ ≈ 22%4.3★ (29)

    AirbnbVrbo

  • 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)

    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

Financing
Management

Est. revenue

$31,763

NOI

$16,423

Cash flow /mo

$1,369

Cash needed

$118,300

Cash-on-cash (all cash)

13.9%

ROE (yr 1)

16.3%

Cap rate

17.3%

DSCR

—

Year-1 write-off

$38,892

Year-1 tax shield @ 32%

$12,445

Year-1 return on equity

  • Cash flow (annual)$16,423
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$2,850
ROE16.3%

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)$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

  • Purchase price (all cash)$95,000
  • 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.

5-year property$32,900

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 0.60 allocation

    $2,300

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 0.60 allocation

    $1,800

  • Decorative trimdefault

    $2,900 new × 40% good × 0.60 allocation

    $700

  • Mirrorsdefault

    $200 new × 40% good × 0.60 allocation

    $0

  • Shelvingdefault

    $1,200 new × 40% good × 0.60 allocation

    $300

  • Window coverings (17)default

    $4,300 new × 40% good × 0.60 allocation

    $1,000

  • Carpet, vinyl & laminate (100% of floors)listing

    $10,700 new × 40% good × 0.60 allocation

    $2,500

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 40% good × 0.60 allocation

    $1,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 0.60 allocation

    $1,100

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 0.60 allocation

    $1,900

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$5,900

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 0.60 allocation

    $2,500

  • Landscaping (typical)default

    $8,100 new × 50% good × 0.60 allocation

    $2,400

  • Patiosdefault

    $1,600 new × 50% good × 0.60 allocation

    $500

  • Decks & porches (attached)default

    $1,600 new × 50% good × 0.60 allocation

    $500
Building, 39-year$63,900

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

    $179,500 new × 43% good × 0.60 allocation

    $46,400

  • Building plumbing & fixturesdefault

    $18,600 new × 40% good × 0.60 allocation

    $4,400

  • Building electrical & lightingdefault

    $18,300 new × 40% good × 0.60 allocation

    $4,400

  • HVACdefault

    $18,600 new × 40% good × 0.60 allocation

    $4,500

  • Fireplacelisting

    $2,600 new × 40% good × 0.60 allocation

    $600

  • Septic systemlisting

    $12,000 new × 50% good × 0.60 allocation

    $3,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.