167 Vista Dr
Ellijay, GA 30540
$490,000
3 bd · 3 ba · 2,494 sqft · Listed 18d ago
View on Realtor.com →Year built
1967
Sqft
2,494
Lot sqft
100,624
HOA / mo
$0
Furnished
No
List date
2026-09-09T17:08:09.000000Z
Revenue
Annual revenue
$30,653
ADR
$254
Occupancy
33%
Cleaning fees (12 mo)
$6,337
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Luxury cabin in county but not far from downtown. Hot tub on back porch.
House · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi
Revenue $17,295ADR $270Occ ≈ 18%4.9★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet-friendly, close to Ellijay, hot tub Cabin | 3 bd · 2.5 ba · sleeps 6 | $29,299 | $263 | 31% | 5★ (5) | 0.6 mi | AirbnbVrboBooking |
Luxury cabin in county but not far from downtown. Hot tub on back porch. House | 3 bd · 3.5 ba · sleeps 6 | $17,295 | $270 | 18% | 4.9★ (20) | 0.6 mi | Vrbo |
Cabin in Ellijay w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $38,287 | $283 | 37% | 4.8★ (7) | 0.7 mi | AirbnbVrboBooking |
In Town. Hot Tub, Loft, Minutes to wineries Cabin | 2 bd · 2 ba · sleeps 4 | $39,814 | $202 | 54% | 4.9★ (116) | 0.8 mi | AirbnbVrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$30,653
NOI
$10,485
Cash flow /mo
-$1,767
Cash needed
$161,600
Cash-on-cash
-13.1%
ROE (yr 1)
-2.0%
Cap rate
2.1%
DSCR
0.33
Year-1 write-off
$106,594
Year-1 tax shield @ 32%
$34,110
Year-1 return on equity
- Cash flow (annual)-$21,200
- Principal paydown$3,206
- Appreciation at%$14,700
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,131
- Platform fees (3% of revenue)$920
- Maintenance / capex (5% of revenue)$1,533
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,093
- Insurance (STR-rated)$5,292
Cash needed to close
- Down payment (25%)$122,500
- Closing costs (4.0%)$19,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,110
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
$430,000
Short-life (5/15-yr)
$86,000 · 20%
Year-1 deduction
$107,000
Year-1 tax shield @ 32%
$34,000
Land 12% (county tax record, market value split) · building $344,000 over 39 years · new furniture $20,000
Based on: 2,494 sq ft, built 1967, 3 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $80,000 in year 1 (14% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$11,300 new × 40% good × 2.27 allocation
- $8,400
Kitchen countertopsdefault
$9,200 new × 40% good × 2.27 allocation
- $4,000
Decorative trimdefault
$4,400 new × 40% good × 2.27 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.27 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.27 allocation
- $5,700
Window coverings (25)default
$6,300 new × 40% good × 2.27 allocation
- $9,700
Carpet, vinyl & laminate (67% of floors)listing
$10,700 new × 40% good × 2.27 allocation
- $8,000
Kitchen & laundry equipment plumbingdefault
$8,800 new × 40% good × 2.27 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 40% good × 2.27 allocation
- $5,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.27 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,700
Paving: driveway & walks (paved)default
$10,400 new × 50% good × 2.27 allocation
- $11,300
Landscaping (typical)default
$10,000 new × 50% good × 2.27 allocation
- $2,800
Patiosdefault
$2,500 new × 50% good × 2.27 allocation
- $2,800
Decks & porches (attached)default
$2,500 new × 50% good × 2.27 allocation
- $245,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$270,900 new × 40% good × 2.27 allocation
- $25,500
Building plumbing & fixturesdefault
$28,100 new × 40% good × 2.27 allocation
- $26,200
Building electrical & lightingdefault
$28,900 new × 40% good × 2.27 allocation
- $25,500
HVACdefault
$28,100 new × 40% good × 2.27 allocation
- $4,900
Hardwood & tile floorsdefault
$5,300 new × 40% good × 2.27 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.27 allocation
- $13,600
Septic systemlisting
$12,000 new × 50% good × 2.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,900 | $28,600 | $1,100 | $106,600 |
| 2 | $0 | $0 | $8,800 | $8,800 |
| 3 | $0 | $0 | $8,800 | $8,800 |
| 4 | $0 | $0 | $8,800 | $8,800 |
| 5 | $0 | $0 | $8,800 | $8,800 |
| 6+ | $0 | $0 | $307,500 | $307,500 |
| Total | $76,900 | $28,600 | $343,800 | $449,300 |
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.