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

514 Malory Cir Unit 7146

Ellijay, GA 30540

$974,777

5 bd · 4.5 ba · 4,005 sqft · Listed 9d ago

View on Realtor.com →

Negative cash flow

Year built

2003

Sqft

4,005

Lot sqft

228,690

HOA / mo

$198

Furnished

List date

2026-11-03T20:40:48.000000Z

Revenue

Annual revenue

$41,643

ADR

$399

Occupancy

29%

Cleaning fees (12 mo)

$7,820

Confidence

Low (40.87), 15 comps

Comp revenue range (p25 / median / p75)

$18,725$31,499$52,678

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $31,499

Flat Creek Falls House - Secluded & Peaceful
House · 5 bd · 5.5 ba · sleeps 12 · 10 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $50,860ADR $573Occ ≈ 24%4.8★ (56)
Airbnb Vrbo
Lofty Escape Retreat
Cabin · 4 bd · 3 ba · sleeps 8 · 69 ft
- Pool
- A/C
- Wifi
- Kitchen
- +3
Revenue $13,466ADR $282Occ ≈ 13%4.5★ (30)
Airbnb Vrbo
Hearthside Hideaway | Luxury Coosawattee Cabin
Cabin · 4 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $27,671ADR $382Occ ≈ 20%4.9★ (10)
Airbnb Vrbo
Tapp into Nature, family-sized, hot tub
Cabin · 4 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $26,268ADR $293Occ ≈ 25%4.8★ (12)
Airbnb Vrbo Booking
Highridge Hideaway|Hottub |Movie Theater|3700+ SF
Cabin · 4 bd · 3 ba · sleeps 11 · 0.2 mi
Revenue $39,832ADR $361Occ ≈ 30%4.9★ (26)
Airbnb Booking
Hearthside Hideaway - Luxury Resort Home
Cabin · 4 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $11,526ADR $261Occ ≈ 12%—
Delisted
Mountain Lookout View Firepit Hot tub & Fireplace
Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $54,495ADR $266Occ ≈ 56%5★ (60)
Airbnb Vrbo
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade
Cabin · 4 bd · 3 ba · sleeps 9 · 0.4 mi
Revenue $31,499ADR $388Occ ≈ 22%4.5★ (2)
Delisted
Glass Bridge Modern Masterpiece Blue Ridge Ellijay
House · 4 bd · 4 ba · sleeps 8 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $88,170ADR $507Occ ≈ 48%5★ (53)
Airbnb
Bear Traxx | Pets Stay FREE | Sleeps 8 | Game Room |Coosawattee River Resort
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $56,231ADR $278Occ ≈ 55%4.7★ (30)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Flat Creek Falls House - Secluded & Peaceful House Hot tub Pool A/C Free parking +4	5 bd · 5.5 ba · sleeps 12	$50,860	$573	24%	4.8★ (56)	10 ft	Airbnb Vrbo
Lofty Escape Retreat Cabin Pool A/C Wifi Kitchen +3	4 bd · 3 ba · sleeps 8	$13,466	$282	13%	4.5★ (30)	69 ft	Airbnb Vrbo
Hearthside Hideaway \| Luxury Coosawattee Cabin Cabin Hot tub Pool A/C Free parking +5	4 bd · 3 ba · sleeps 8	$27,671	$382	20%	4.9★ (10)	0.2 mi	Airbnb Vrbo
Tapp into Nature, family-sized, hot tub Cabin Hot tub A/C Free parking Pets OK +4	4 bd · 3 ba · sleeps 8	$26,268	$293	25%	4.8★ (12)	0.2 mi	Airbnb Vrbo Booking
Highridge Hideaway\|Hottub \|Movie Theater\|3700+ SF Cabin	4 bd · 3 ba · sleeps 11	$39,832	$361	30%	4.9★ (26)	0.2 mi	Airbnb Booking
Hearthside Hideaway - Luxury Resort Home Cabin	4 bd · 3 ba · sleeps 8	$11,526	$261	12%	—	0.2 mi	Delisted
Mountain Lookout View Firepit Hot tub & Fireplace Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3 ba · sleeps 10	$54,495	$266	56%	5★ (60)	0.3 mi	Airbnb Vrbo
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade Cabin	4 bd · 3 ba · sleeps 9	$31,499	$388	22%	4.5★ (2)	0.4 mi	Delisted
Glass Bridge Modern Masterpiece Blue Ridge Ellijay House Hot tub Pool A/C Free parking +5	4 bd · 4 ba · sleeps 8	$88,170	$507	48%	5★ (53)	0.5 mi	Airbnb
Bear Traxx \| Pets Stay FREE \| Sleeps 8 \| Game Room \|Coosawattee River Resort Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3.5 ba · sleeps 8	$56,231	$278	55%	4.7★ (30)	0.6 mi	Vrbo

Show 5 more

Secluded Cabin, Hot Tub, Pool Table, Resort access
Cabin · 4 bd · 3 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +5
Revenue $15,012ADR $403Occ ≈ 10%4.9★ (10)
Airbnb
Eagle Mountain River Retreat
Vacation home · 4 bd · 3 ba · sleeps 4 · 0.6 mi
Revenue $16,452ADR $200Occ ≈ 23%4.9★ (19)
Booking
Eagle Mountain River Retreat
House · 4 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $20,998ADR $250Occ ≈ 23%4.9★ (58)
Airbnb Vrbo
Fall Cabin Hot-Tub Fire-Pit Hiking Waterfalls Wineries Resort Amenities
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $40,601ADR $305Occ ≈ 36%5★ (29)
Booking
MTN Getaway for 12 | Pool, Hot Tub, Firepit & Game
Cabin · 5 bd · 3 ba · sleeps 12 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $60,959ADR $352Occ ≈ 47%5★ (41)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Secluded Cabin, Hot Tub, Pool Table, Resort access Cabin Hot tub A/C Pets OK Wifi +5	4 bd · 3 ba · sleeps 6	$15,012	$403	10%	4.9★ (10)	0.6 mi	Airbnb
Eagle Mountain River Retreat Vacation home	4 bd · 3 ba · sleeps 4	$16,452	$200	23%	4.9★ (19)	0.6 mi	Booking
Eagle Mountain River Retreat House Hot tub Pool A/C Free parking +7	4 bd · 3 ba · sleeps 10	$20,998	$250	23%	4.9★ (58)	0.7 mi	Airbnb Vrbo
Fall Cabin Hot-Tub Fire-Pit Hiking Waterfalls Wineries Resort Amenities Vacation home	4 bd · 3 ba · sleeps 8	$40,601	$305	36%	5★ (29)	0.7 mi	Booking
MTN Getaway for 12 \| Pool, Hot Tub, Firepit & Game Cabin Hot tub Pool A/C Free parking +6	5 bd · 3 ba · sleeps 12	$60,959	$352	47%	5★ (41)	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

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

$41,643

NOI

$8,839

Cash flow /mo

-$4,592

Cash needed

$315,185

Cash-on-cash

-17.5%

ROE (yr 1)

-6.2%

Cap rate

0.9%

DSCR

0.14

Year-1 write-off

$231,434

Year-1 tax shield @ 32%

$74,059

Year-1 return on equity

Cash flow (annual)-$55,106
Principal paydown$6,193
Appreciation at%$29,243

ROE-6.2%

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)$8,329
Platform fees (3% of revenue)$1,249
Maintenance / capex (5% of revenue)$2,082
Utilities & supplies$4,200
HOA$2,376
Property tax$4,040
Insurance (STR-rated)$10,528

Cash needed to close

Down payment (25%)$243,694
Closing costs (4.0%)$38,991
Furnishing (bought new)$32,500

Tax savings if the STR loophole applies

Tax shield @ 32%$74,059

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

$933,000

Short-life (5/15-yr)

$198,000 · 21%

Year-1 deduction

$231,000

Year-1 tax shield @ 32%

$74,000

Land 4% (county tax record, market value split) · building $735,000 over 39 years · new furniture $33,000

Based on: 4,005 sq ft, built 2003, 5 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, covered patio, fence, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $152,000 in year 1 (13% short-life, $49,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$115,600

Kitchen cabinetsdefault
$14,600 new × 40% good × 2.09 allocation
$12,200
Kitchen countertops (stone)listing
$14,900 new × 40% good × 2.09 allocation
$12,500
Decorative trimdefault
$7,000 new × 40% good × 2.09 allocation
$5,900
Mirrorsdefault
$600 new × 40% good × 2.09 allocation
$500
Shelvingdefault
$1,800 new × 40% good × 2.09 allocation
$1,500
Window coverings (40)default
$10,000 new × 40% good × 2.09 allocation
$8,400
Carpet, vinyl & laminate (33% of floors)listing
$8,600 new × 40% good × 2.09 allocation
$7,200
Kitchen & laundry equipment plumbingdefault
$11,300 new × 54% good × 2.09 allocation
$12,800
Kitchen, laundry & data equipment electricaldefault
$6,900 new × 54% good × 2.09 allocation
$7,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.09 allocation
$6,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.09 allocation
$7,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$115,100

Paving: driveway & walks (paved)listing
$13,100 new × 50% good × 2.09 allocation
$13,700
Landscaping (typical)default
$12,600 new × 50% good × 2.09 allocation
$13,200
Covered patiolisting
$33,000 new × 50% good × 2.09 allocation
$34,600
Decks & porches (attached)listing
$45,100 new × 50% good × 2.09 allocation
$47,200
Fencinglisting
$6,000 new × 50% good × 2.09 allocation
$6,300

Building, 39-year$734,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$435,200 new × 62% good × 2.09 allocation
$562,200
Building plumbing & fixturesdefault
$45,200 new × 54% good × 2.09 allocation
$51,100
Building electrical & lightingdefault
$48,000 new × 54% good × 2.09 allocation
$54,300
HVACdefault
$45,100 new × 40% good × 2.09 allocation
$37,800
Hardwood & tile floorsdefault
$17,200 new × 40% good × 2.09 allocation
$14,400
Fireplacelisting
$2,600 new × 40% good × 2.09 allocation
$2,200
Septic systemlisting
$12,000 new × 50% good × 2.09 allocation
$12,600

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	$115,600	$115,100	$800	$231,400
2	$0	$0	$18,800	$18,800
3	$0	$0	$18,800	$18,800
4	$0	$0	$18,800	$18,800
5	$0	$0	$18,800	$18,800
6+	$0	$0	$658,600	$658,600
Total	$115,600	$115,100	$734,700	$965,400

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.