Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

61 Miramar Dr

Ellijay, GA 30540

$599,900

2 bd · 2 ba · 1,600 sqft · Listed 5d ago

View on Realtor.com →

Low confidenceEst. land %Negative cash flow

Year built

2026

Sqft

1,600

Lot sqft

32,670

HOA / mo

$99

Furnished

List date

2026-11-07T03:32:04.000000Z

Revenue

Annual revenue

$35,033

ADR

$180

Occupancy

53%

Cleaning fees (12 mo)

$9,935

Confidence

Low (33.33), 17 comps

Comp revenue range (p25 / median / p75)

$9,516$29,356$43,412

Median revenue of shown comps: $29,356

Hollow Tree Hideaway -
Cabin · 2 bd · 2 ba · sleeps 6 · 52 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $35,979ADR $166Occ ≈ 59%4.8★ (85)
Airbnb Vrbo Booking
*Muses Lodge*$Views|Ellijay|Relax|Fire Pit|Hot Tub
Cabin · 2 bd · 2 ba · sleeps 8 · 400 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $56,299ADR $266Occ ≈ 58%4.8★ (150)
Airbnb Vrbo Booking
SereneBreeze RelaxUnwind Make
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- Pool
- Free parking
- Wifi
- Kitchen
- +1
Revenue $4,412ADR $122Occ ≈ 10%5★ (1)
Airbnb
Serene Breeze
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- Pool
- Free parking
- Wifi
- Kitchen
- +1
Revenue $4,367ADR $123Occ ≈ 10%5★ (1)
Airbnb
Dragon's Den - Cast a Line in the Resort Pond
Cabin · 2 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $46,166ADR $333Occ ≈ 38%4.5★ (11)
Airbnb Booking
Pet-Friendly Family Cabin Coosawattee River Resort
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.4 mi
Revenue $6,640ADR $227Occ ≈ 8%4.8★ (32)
Delisted
Owl's Roost | Dog-Friendly Cabin + Hot Tub
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- Pool
- A/C
- Pets OK
- +4
Revenue $25,841ADR $245Occ ≈ 29%5★ (63)
Airbnb Vrbo
Tranquil Paradise Stay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Pool
- A/C
- Pets OK
- Wifi
- +4
Revenue $9,516ADR $197Occ ≈ 13%4.5★ (38)
Airbnb Vrbo Booking
Bird Dog Lodge. Fire pit & hot tub. Dogs stay Free
Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $60,981ADR $202Occ ≈ 83%5★ (215)
Airbnb Vrbo Booking
*NEW*Hot Tub•King Bed•Pets Free•Deer Haven
House · 2 bd · 3 ba · sleeps 8 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $37,471ADR $326Occ ≈ 31%5★ (20)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Hollow Tree Hideaway - Cabin Hot tub Pool A/C Free parking +4	2 bd · 2 ba · sleeps 6	$35,979	$166	59%	4.8★ (85)	52 ft	Airbnb Vrbo Booking
Muses Lodge$Views\|Ellijay\|Relax\|Fire Pit\|Hot Tub Cabin Hot tub Pool A/C Free parking +6	2 bd · 2 ba · sleeps 8	$56,299	$266	58%	4.8★ (150)	400 ft	Airbnb Vrbo Booking
SereneBreeze RelaxUnwind Make Cabin Pool Free parking Wifi Kitchen +1	2 bd · 1 ba · sleeps 4	$4,412	$122	10%	5★ (1)	0.4 mi	Airbnb
Serene Breeze Cabin Pool Free parking Wifi Kitchen +1	2 bd · 1 ba · sleeps 4	$4,367	$123	10%	5★ (1)	0.4 mi	Airbnb
Dragon's Den - Cast a Line in the Resort Pond Cabin	2 bd · 3 ba · sleeps 6	$46,166	$333	38%	4.5★ (11)	0.4 mi	Airbnb Booking
Pet-Friendly Family Cabin Coosawattee River Resort Cabin	2 bd · 2.5 ba · sleeps 8	$6,640	$227	8%	4.8★ (32)	0.4 mi	Delisted
Owl's Roost \| Dog-Friendly Cabin + Hot Tub Cabin Hot tub Pool A/C Pets OK +4	2 bd · 2 ba · sleeps 4	$25,841	$245	29%	5★ (63)	0.4 mi	Airbnb Vrbo
Tranquil Paradise Stay Cabin Pool A/C Pets OK Wifi +4	2 bd · 2 ba · sleeps 6	$9,516	$197	13%	4.5★ (38)	0.4 mi	Airbnb Vrbo Booking
Bird Dog Lodge. Fire pit & hot tub. Dogs stay Free Cabin Hot tub Pool A/C Free parking +5	2 bd · 2 ba · sleeps 8	$60,981	$202	83%	5★ (215)	0.5 mi	Airbnb Vrbo Booking
NEWHot Tub•King Bed•Pets Free•Deer Haven House Hot tub Pool A/C Free parking +6	2 bd · 3 ba · sleeps 8	$37,471	$326	31%	5★ (20)	0.5 mi	Airbnb Vrbo

Show 7 more

Cozy dog-friendly cabin with shared pool, & amenities
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $15,378ADR $156Occ ≈ 27%4.3★ (10)
Delisted
Whitetail Mountain Lodge by Mountain Oasis | Cabin
Cabin · 2 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $5,624ADR $251Occ ≈ 6%4.5★ (27)
Airbnb
Mountain Escape by OG Luxury Stays
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $53,631ADR $253Occ ≈ 58%5★ (97)
Airbnb Vrbo
Sarah's Mountain Hideaway | Cozy Cabin with a View
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
- Hot tub
- Pool
- A/C
- Pets OK
- +4
Revenue $29,356ADR $294Occ ≈ 27%4.8★ (80)
Airbnb Vrbo
King Suite + Deck Dining | Private Creek Trail
Cabin · 2 bd · 2.5 ba · sleeps 7 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $43,412ADR $239Occ ≈ 50%5★ (2)
Airbnb Booking
Ruby’s Retreat in Mountain Resort
Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $20,619ADR $166Occ ≈ 34%5★ (14)
Airbnb Vrbo
Luxury Creekside wonderland
Cabin · 2 bd · 2.5 ba · sleeps 7 · 0.7 mi
Revenue $35,969ADR $224Occ ≈ 44%5★ (38)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy dog-friendly cabin with shared pool, & amenities Cabin	2 bd · 2 ba · sleeps 6	$15,378	$156	27%	4.3★ (10)	0.5 mi	Delisted
Whitetail Mountain Lodge by Mountain Oasis \| Cabin Cabin	2 bd · 3 ba · sleeps 6	$5,624	$251	6%	4.5★ (27)	0.5 mi	Airbnb
Mountain Escape by OG Luxury Stays Cabin Hot tub Pool A/C Free parking +5	2 bd · 2 ba · sleeps 4	$53,631	$253	58%	5★ (97)	0.6 mi	Airbnb Vrbo
Sarah's Mountain Hideaway \| Cozy Cabin with a View Cabin Hot tub Pool A/C Pets OK +4	2 bd · 2 ba · sleeps 6	$29,356	$294	27%	4.8★ (80)	0.6 mi	Airbnb Vrbo
King Suite + Deck Dining \| Private Creek Trail Cabin A/C Free parking Wifi Kitchen +3	2 bd · 2.5 ba · sleeps 7	$43,412	$239	50%	5★ (2)	0.7 mi	Airbnb Booking
Ruby’s Retreat in Mountain Resort Cabin Hot tub Pool A/C Free parking +5	2 bd · 2 ba · sleeps 5	$20,619	$166	34%	5★ (14)	0.7 mi	Airbnb Vrbo
Luxury Creekside wonderland Cabin	2 bd · 2.5 ba · sleeps 7	$35,969	$224	44%	5★ (38)	0.7 mi	Airbnb

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$35,033

NOI

$13,303

Cash flow /mo

-$2,171

Cash needed

$189,971

Cash-on-cash

-13.7%

ROE (yr 1)

-2.2%

Cap rate

2.2%

DSCR

0.34

Year-1 write-off

$140,931

Year-1 tax shield @ 32%

$45,098

Year-1 return on equity

Cash flow (annual)-$26,051
Principal paydown$3,811
Appreciation at%$17,997

ROE-2.2%

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)$7,007
Platform fees (3% of revenue)$1,051
Maintenance / capex (5% of revenue)$1,752
Utilities & supplies$4,200
HOA$1,188
Property tax$54
Insurance (STR-rated)$6,479

Cash needed to close

Down payment (25%)$149,975
Closing costs (4.0%)$23,996
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$45,098

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$510,000

Short-life (5/15-yr)

$125,000 · 24%

Year-1 deduction

$141,000

Year-1 tax shield @ 32%

$45,000

Land 15% (market default, no usable tax-record split) · building $385,000 over 39 years · new furniture $16,000

Based on: 1,600 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, stone counters, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $78,000 in year 1 (12% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$91,000

Kitchen cabinetsdefault
$9,300 new × 100% good × 1.55 allocation
$14,500
Kitchen countertops (stone)listing
$9,500 new × 100% good × 1.55 allocation
$14,800
Decorative trimdefault
$2,800 new × 100% good × 1.55 allocation
$4,400
Mirrorsdefault
$300 new × 100% good × 1.55 allocation
$500
Shelvingdefault
$900 new × 100% good × 1.55 allocation
$1,400
Window coverings (16)default
$4,000 new × 100% good × 1.55 allocation
$6,200
Carpet, vinyl & laminate (40% of floors)default
$4,100 new × 100% good × 1.55 allocation
$6,400
Kitchen & laundry equipment plumbingdefault
$7,200 new × 100% good × 1.55 allocation
$11,300
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 100% good × 1.55 allocation
$6,800
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.55 allocation
$8,900
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$49,500

Paving: driveway & walks (paved)default
$8,300 new × 100% good × 1.55 allocation
$12,900
Landscaping (minimal)listing
$4,000 new × 100% good × 1.55 allocation
$6,200
Patiosdefault
$1,600 new × 100% good × 1.55 allocation
$2,500
Decks & porches (attached)listing
$18,000 new × 100% good × 1.55 allocation
$28,000

Building, 39-year$385,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,600 new × 100% good × 1.55 allocation
$269,800
Building plumbing & fixturesdefault
$18,000 new × 100% good × 1.55 allocation
$27,900
Building electrical & lightingdefault
$17,600 new × 100% good × 1.55 allocation
$27,300
HVACdefault
$18,000 new × 100% good × 1.55 allocation
$28,000
Hardwood & tile floorsdefault
$6,200 new × 100% good × 1.55 allocation
$9,600
Fireplacelisting
$2,600 new × 100% good × 1.55 allocation
$4,100
Septic systemlisting
$12,000 new × 100% good × 1.55 allocation
$18,600

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	$91,000	$49,500	$400	$140,900
2	$0	$0	$9,900	$9,900
3	$0	$0	$9,900	$9,900
4	$0	$0	$9,900	$9,900
5	$0	$0	$9,900	$9,900
6+	$0	$0	$345,500	$345,500
Total	$91,000	$49,500	$385,400	$525,900

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.