10323 Old Ccc Camp Rd
Ellijay, GA 30540
$799,000
5 bd · 5 ba · 9,600 sqft · Listed 16d ago
View on Realtor.com →Year built
1996
Sqft
9,600
Lot sqft
254,390
HOA / mo
None
Furnished
No
List date
2026-09-11T18:37:58.000000Z
Revenue
Annual revenue
$75,712
ADR
$481
Occupancy
43%
Cleaning fees (12 mo)
$6,525
Confidence
Low (13.24), 5 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Mountain Waters Lodge - Chef's Kitchen Cabin | 4 bd · 4.5 ba · sleeps 9 | $58,090 | $409 | 39% | 4.9★ (66) | 2.2 mi | AirbnbVrbo |
 Pinhoti Peak - Modern Mountain Cabin House | 5 bd · 4.5 ba · sleeps 12 | $120,076 | $1,018 | 32% | 5★ (54) | 2.3 mi | AirbnbVrbo |
 Pinhoti Summit| Luxury+Best Mountain views Hot tub Cabin | 4 bd · 4.5 ba · sleeps 10 | $104,501 | $403 | 71% | 5★ (82) | 2.5 mi | AirbnbVrbo |
 Black Bear Cabin House | 4 bd · 4 ba · sleeps 8 | $5,519 | $385 | 4% | 5★ (3) | 3.5 mi | Airbnb |
 Incredible cabin with lake and mountain views.. Cabin | 4 bd · 4 ba · sleeps 10 | $12,070 | $522 | 6% | 4.8★ (42) | 3.7 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
$75,712
NOI
$35,133
Cash flow /mo
-$1,378
Cash needed
$258,210
Cash-on-cash
-6.4%
ROE (yr 1)
4.9%
Cap rate
4.4%
DSCR
0.68
Year-1 write-off
$162,200
Year-1 tax shield @ 32%
$51,904
Year-1 return on equity
- Cash flow (annual)-$16,533
- Principal paydown$5,229
- Appreciation at%$23,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$15,142
- Platform fees (3% of revenue)$2,271
- Maintenance / capex (5% of revenue)$3,786
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,670
- Insurance (STR-rated)$8,509
Cash needed to close
- Down payment (25%)$199,750
- Closing costs (4.0%)$31,960
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$51,904
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
$733,000
Short-life (5/15-yr)
$134,000 · 18%
Year-1 deduction
$162,000
Year-1 tax shield @ 32%
$52,000
Land 8% (county tax record, market value split) · building $599,000 over 39 years · new furniture $27,000
Based on: 9,600 sq ft, built 1996, 5 bd / 5 ba, unfurnished, listing features (deck, patio, fence, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $91,000 in year 1 (9% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$26,800 new × 40% good × 0.88 allocation
- $7,700
Kitchen countertopsdefault
$22,000 new × 40% good × 0.88 allocation
- $5,900
Decorative trimdefault
$16,800 new × 40% good × 0.88 allocation
- $300
Mirrorsdefault
$800 new × 40% good × 0.88 allocation
- $600
Shelvingdefault
$1,800 new × 40% good × 0.88 allocation
- $8,400
Window coverings (96)default
$24,000 new × 40% good × 0.88 allocation
- $5,400
Carpet, vinyl & laminate (25% of floors)listing
$15,400 new × 40% good × 0.88 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$20,900 new × 40% good × 0.88 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$12,600 new × 40% good × 0.88 allocation
- $2,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 0.88 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $8,900
Paving: driveway & walks (paved)listing
$20,300 new × 50% good × 0.88 allocation
- $4,300
Landscaping (minimal)listing
$9,800 new × 50% good × 0.88 allocation
- $19,000
Patioslisting
$43,200 new × 50% good × 0.88 allocation
- $47,400
Decks & porches (attached)listing
$108,000 new × 50% good × 0.88 allocation
- $2,600
Fencinglisting
$6,000 new × 50% good × 0.88 allocation
- $459,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$1,046,400 new × 50% good × 0.88 allocation
- $38,100
Building plumbing & fixturesdefault
$108,500 new × 40% good × 0.88 allocation
- $41,800
Building electrical & lightingdefault
$119,000 new × 40% good × 0.88 allocation
- $38,000
HVACdefault
$108,200 new × 40% good × 0.88 allocation
- $16,300
Hardwood & tile floorsdefault
$46,300 new × 40% good × 0.88 allocation
- $5,300
Septic systemlisting
$12,000 new × 50% good × 0.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,100 | $82,200 | $1,900 | $162,200 |
| 2 | $0 | $0 | $15,400 | $15,400 |
| 3 | $0 | $0 | $15,400 | $15,400 |
| 4 | $0 | $0 | $15,400 | $15,400 |
| 5 | $0 | $0 | $15,400 | $15,400 |
| 6+ | $0 | $0 | $535,500 | $535,500 |
| Total | $78,100 | $82,200 | $598,800 | $759,100 |
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.