12 Scott Dr

Ellijay, GA 30540

$299,000

2 bd · 1.5 ba · 936 sqft · Listed 1d ago

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Low confidence

Year built

1993

Sqft

936

Lot sqft

34,412

HOA / mo

Furnished

List date

2026-10-01T16:56:56.000000Z

Revenue

Annual revenue

$30,257

ADR

$190

Occupancy

44%

Cleaning fees (12 mo)

$5,739

Confidence

Low (33.7), 7 comps

Comp revenue range (p25 / median / p75)

$18,523$31,006$38,286

Cabin with hot tub & stunning lake mountain views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $8,627ADR $190Occ ≈ 12%4.6★ (21)
Airbnb
Lakeview Hideaway
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $28,418ADR $183Occ ≈ 43%3.9★ (10)
Airbnb Vrbo
Carters Lake Cabin | Hot Tub & Mountain Views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $41,841ADR $203Occ ≈ 56%4.8★ (11)
Airbnb Vrbo Booking
Carter`s Lake Getaway | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $34,730ADR $288Occ ≈ 33%5★ (14)
Airbnb Vrbo
View-tiful Getaway
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $420ADR $210Occ ≈ 1%5★ (15)
Airbnb Vrbo
A-Frame | Hot Tub + Fire Pit | Carter’s Lake
Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $56,400ADR $204Occ ≈ 76%4.9★ (192)
Airbnb Vrbo
Cozy Rustic Cottage w/Hot Tub & Fire Pit near Lake
Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi
Revenue $31,006ADR $190Occ ≈ 45%4.8★ (55)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cabin with hot tub & stunning lake mountain views Cabin	2 bd · 2 ba · sleeps 6	$8,627	$190	12%	4.6★ (21)	0.2 mi	Airbnb
Lakeview Hideaway Cabin	2 bd · 2 ba · sleeps 6	$28,418	$183	43%	3.9★ (10)	0.2 mi	Airbnb Vrbo
Carters Lake Cabin \| Hot Tub & Mountain Views Cabin	2 bd · 2 ba · sleeps 6	$41,841	$203	56%	4.8★ (11)	0.2 mi	Airbnb Vrbo Booking
Carter`s Lake Getaway \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$34,730	$288	33%	5★ (14)	0.3 mi	Airbnb Vrbo
View-tiful Getaway Cabin	2 bd · 2 ba · sleeps 4	$420	$210	1%	5★ (15)	0.3 mi	Airbnb Vrbo
A-Frame \| Hot Tub + Fire Pit \| Carter’s Lake Cabin	2 bd · 1.5 ba · sleeps 6	$56,400	$204	76%	4.9★ (192)	0.5 mi	Airbnb Vrbo
Cozy Rustic Cottage w/Hot Tub & Fire Pit near Lake Cabin	2 bd · 2 ba · sleeps 5	$31,006	$190	45%	4.8★ (55)	0.7 mi	Airbnb Vrbo Booking

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$30,257

NOI

$12,973

Cash flow /mo

$1,081

Cash needed

$326,960

Cash-on-cash (all cash)

4.0%

ROE (yr 1)

6.7%

Cap rate

4.3%

DSCR

—

Year-1 write-off

$89,946

Year-1 tax shield @ 32%

$28,783

Year-1 return on equity

Cash flow (annual)$12,973
Principal paydown (n/a, cash)$0
Appreciation at%$8,970

ROE6.7%

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)$6,051
Platform fees (3% of revenue)$908
Maintenance / capex (5% of revenue)$1,513
Utilities & supplies$4,200
HOA$0
Property tax$1,383
Insurance (STR-rated)$3,229

Cash needed to close

Purchase price (all cash)$299,000
Closing costs (4.0%)$11,960
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$28,783

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

$273,000

Short-life (5/15-yr)

$74,000 · 27%

Year-1 deduction

$90,000

Year-1 tax shield @ 32%

$29,000

Land 9% (county tax record, market value split) · building $199,000 over 39 years · new furniture $16,000

Based on: 936 sq ft, built 1993, 2 bd / 1.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $54,000 in year 1 (14% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$54,300

Kitchen cabinetsdefault
$7,900 new × 40% good × 2.97 allocation
$9,300
Kitchen countertopsdefault
$6,400 new × 40% good × 2.97 allocation
$7,600
Decorative trimdefault
$1,600 new × 40% good × 2.97 allocation
$1,900
Mirrorsdefault
$200 new × 40% good × 2.97 allocation
$200
Shelvingdefault
$900 new × 40% good × 2.97 allocation
$1,100
Window coverings (9)default
$2,300 new × 40% good × 2.97 allocation
$2,700
Kitchen & laundry equipment plumbingdefault
$6,100 new × 40% good × 2.97 allocation
$7,300
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 2.97 allocation
$4,400
Appliances (range, dishwasher, disposal)listing
$3,200 new × 40% good × 2.97 allocation
$3,800
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$35,500

Paving: driveway & walks (paved)default
$6,300 new × 50% good × 2.97 allocation
$9,400
Landscaping (typical)default
$6,100 new × 50% good × 2.97 allocation
$9,100
Patiosdefault
$900 new × 50% good × 2.97 allocation
$1,400
Decks & porches (attached)listing
$10,500 new × 50% good × 2.97 allocation
$15,600

Building, 39-year$199,100

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$101,200 new × 45% good × 2.97 allocation
$135,200
Building plumbing & fixturesdefault
$10,500 new × 40% good × 2.97 allocation
$12,400
Building electrical & lightingdefault
$9,100 new × 40% good × 2.97 allocation
$10,900
HVACdefault
$10,500 new × 40% good × 2.97 allocation
$12,500
Hardwood & tile floorsdefault
$6,000 new × 40% good × 2.97 allocation
$7,200
Fireplacelisting
$2,600 new × 40% good × 2.97 allocation
$3,100
Septic systemlisting
$12,000 new × 50% good × 2.97 allocation
$17,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$54,300	$35,500	$200	$89,900
2	$0	$0	$5,100	$5,100
3	$0	$0	$5,100	$5,100
4	$0	$0	$5,100	$5,100
5	$0	$0	$5,100	$5,100
6+	$0	$0	$178,500	$178,500
Total	$54,300	$35,500	$199,100	$288,900

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.