21 Gild Ct
Ellijay, GA 30540
$389,900
4 bd · 3 ba · 1,890 sqft · Listed 10d ago
View on Realtor.com →Year built
2005
Sqft
1,890
Lot sqft
30,056
HOA / mo
$99
Furnished
No
List date
2026-09-17T20:26:33.000000Z
Revenue
Annual revenue
$44,368
ADR
$303
Occupancy
40%
Cleaning fees (12 mo)
$9,211
Confidence
Low (43.58), 12 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cherokee Cabin. A peaceful setting in the woods Cabin | 4 bd · 3 ba · sleeps 8 | $23,360 | $174 | 37% | 4.8★ (68) | 0.1 mi | AirbnbVrbo |
 Cozy Cabin in Coosawattee River Resort! Cabin | 4 bd · 3 ba · sleeps 11 | $19,113 | $258 | 20% | 4.8★ (40) | 0.3 mi | AirbnbVrboBooking |
 Family Cabin: Mountains, Fire pit, Games, Hot tub! Cabin | 4 bd · 4 ba · sleeps 10 | $48,337 | $338 | 39% | 5★ (58) | 0.3 mi | AirbnbVrbo |
 Crescent Moon -Dock on River, Outside Fireplace Cabin | 4 bd · 3 ba · sleeps 10 | $61,572 | $519 | 33% | 4.8★ (9) | 0.4 mi | AirbnbVrbo |
 Modern Rustic 3BR & Loft, Hot Tub, GR and Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $49,445 | $303 | 45% | 5★ (45) | 0.4 mi | AirbnbVrbo |
 River Rock Cabin Cabin | 4 bd · 3.5 ba · sleeps 8 | $100,394 | $403 | 68% | 5★ (84) | 0.5 mi | AirbnbVrbo |
 Deer Valley Cabin | 4 bd · 3 ba · sleeps 12 | $49,034 | $293 | 46% | 5★ (364) | 0.5 mi | AirbnbVrbo |
 Cozy lux retreat w/VIEWS and hot tub Cabin | 4 bd · 3 ba · sleeps 10 | $72,395 | $453 | 44% | 5★ (147) | 0.6 mi | AirbnbVrbo |
 4 BR home with amazing mountain and waterviews House | 4 bd · 4 ba · sleeps 10 | $13,456 | $312 | 12% | — | 0.7 mi | AirbnbVrboBooking |
 Cozy Mountain Bliss: King Suite, Games & Firepit! Cabin | 4 bd · 3 ba · sleeps 12 | $25,343 | $244 | 28% | 4.8★ (103) | 0.7 mi | AirbnbVrbo |
Show all 12 comps
TheCozyCarlisle-hottub, above river, 2 living rms
Cabin · 4 bd · 2.5 ba · sleeps 8 · 0.7 mi
Revenue $27,072ADR $313Occ ≈ 24%5★ (16)
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
$44,368
NOI
$19,993
Cash flow /mo
-$435
Cash needed
$136,071
Cash-on-cash
-3.8%
ROE (yr 1)
6.6%
Cap rate
5.1%
DSCR
0.79
Year-1 write-off
$106,846
Year-1 tax shield @ 32%
$34,191
Year-1 return on equity
- Cash flow (annual)-$5,219
- Principal paydown$2,551
- Appreciation at%$11,697
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,874
- Platform fees (3% of revenue)$1,331
- Maintenance / capex (5% of revenue)$2,218
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$2,353
- Insurance (STR-rated)$4,211
Cash needed to close
- Down payment (25%)$97,475
- Closing costs (4.0%)$15,596
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,191
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
$381,000
Short-life (5/15-yr)
$83,000 · 22%
Year-1 deduction
$107,000
Year-1 tax shield @ 32%
$34,000
Land 2% (county tax record, market value split) · building $298,000 over 39 years · new furniture $23,000
Based on: 1,890 sq ft, built 2005, 4 bd / 3 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $73,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$9,900 new × 40% good × 1.71 allocation
- $5,600
Kitchen countertopsdefault
$8,100 new × 40% good × 1.71 allocation
- $2,300
Decorative trimdefault
$3,300 new × 40% good × 1.71 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.71 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.71 allocation
- $3,200
Window coverings (19)default
$4,800 new × 40% good × 1.71 allocation
- $5,500
Carpet, vinyl & laminate (67% of floors)listing
$8,100 new × 40% good × 1.71 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$7,700 new × 58% good × 1.71 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 58% good × 1.71 allocation
- $4,000
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 1.71 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,600
Paving: driveway & walks (paved)listing
$11,300 new × 50% good × 1.71 allocation
- $7,400
Landscaping (typical)default
$8,700 new × 50% good × 1.71 allocation
- $1,600
Patiosdefault
$1,900 new × 50% good × 1.71 allocation
- $18,100
Decks & porches (attached)listing
$21,300 new × 50% good × 1.71 allocation
- $5,100
Fencinglisting
$6,000 new × 50% good × 1.71 allocation
- $226,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$204,600 new × 65% good × 1.71 allocation
- $21,000
Building plumbing & fixturesdefault
$21,300 new × 58% good × 1.71 allocation
- $21,000
Building electrical & lightingdefault
$21,200 new × 58% good × 1.71 allocation
- $14,500
HVACdefault
$21,300 new × 40% good × 1.71 allocation
- $2,800
Hardwood & tile floorsdefault
$4,100 new × 40% good × 1.71 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.71 allocation
- $10,200
Septic systemlisting
$12,000 new × 50% good × 1.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,000 | $41,900 | $1,000 | $106,800 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $266,800 | $266,800 |
| Total | $64,000 | $41,900 | $298,300 | $404,200 |
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.