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887 Whitecliff Dr

887 Whitecliff Dr

Ellijay, GA 30540

$625,000

2 bd · 1,536 sqft · Listed 1d ago

View on Realtor.com →

Year built

1990

Sqft

1,536

Lot sqft

311,454

HOA / mo

$0

Furnished

No

List date

2026-10-20T22:55:11.000000Z

Revenue

Annual revenue

$40,317

ADR

$248

Occupancy

45%

Cleaning fees (12 mo)

$7,733

Confidence

Med (62.79), 11 comps

Comp revenue range (p25 / median / p75)

$29,493$31,500$46,730

Median revenue of shown comps: $29,946

  • A View Above | Ellijay, GA

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.9 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $29,907ADR $323Occ ≈ 25%4.8★ (4)

    AirbnbVrbo

  • Creekside Manner | Pets Stay FREE | Sleeps 4 | Creekfront

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.9 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $68,175ADR $277Occ ≈ 67%4.9★ (121)

    Vrbo

  • Little Bear House

    Cabin · 2 bd · 1 ba · sleeps 4 · 1.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $18,576ADR $250Occ ≈ 20%5★ (30)

    AirbnbVrbo

  • Bear Creek Cabin II

    Cabin · 2 bd · 2 ba · sleeps 4 · 1.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $45,613ADR $651Occ ≈ 19%4.7★ (7)

    AirbnbVrbo

  • Bear Creek Cabin 2

    Cabin · 2 bd · 2 ba · sleeps 4 · 1.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $45,334ADR $325Occ ≈ 38%5★ (5)

    AirbnbVrbo

  • Private Pond, Historic Cabin on 12 Acres Clean, Comfortable, Away From Crowds

    Cabin · 2 bd · 2 ba · sleeps 6 · 1.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $26,058ADR $209Occ ≈ 34%4.8★ (247)

    Vrbo

  • Secluded 2Bd/2Bth-Fire pit - Dogs Allowed

    Cabin · 2 bd · 2 ba · sleeps 4 · 2.2 mi

    Revenue $29,946ADR $174Occ ≈ 47%4.5★ (21)

    AirbnbBooking

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

Est. revenue

$40,317

NOI

$15,578

Cash flow /mo

$1,298

Cash needed

$666,000

Cash-on-cash (all cash)

2.3%

ROE (yr 1)

5.2%

Cap rate

2.5%

DSCR

—

Year-1 write-off

$177,550

Year-1 tax shield @ 32%

$56,816

Year-1 return on equity

  • Cash flow (annual)$15,578
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$18,750
ROE5.2%

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)$8,063
  • Platform fees (3% of revenue)$1,210
  • Maintenance / capex (5% of revenue)$2,016
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,500
  • Insurance (STR-rated)$6,750

Cash needed to close

  • Purchase price (all cash)$625,000
  • Closing costs (4.0%)$25,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$56,816

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

$503,000

Short-life (5/15-yr)

$161,000 · 32%

Year-1 deduction

$178,000

Year-1 tax shield @ 32%

$57,000

Land 20% (county tax record, market value split) · building $342,000 over 39 years · new furniture $16,000

Based on: 1,536 sq ft, built 1990, 2 bd, unfurnished, listing features (hot tub, deck, patio, fence, fireplace, stone counters, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $116,000 in year 1 (20% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$95,600

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 3.53 allocation

    $13,000

  • Kitchen countertops (stone)listing

    $9,400 new × 40% good × 3.53 allocation

    $13,300

  • Decorative trimdefault

    $2,700 new × 40% good × 3.53 allocation

    $3,800

  • Mirrorsdefault

    $200 new × 40% good × 3.53 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 3.53 allocation

    $1,300

  • Window coverings (15)default

    $3,800 new × 40% good × 3.53 allocation

    $5,300

  • Carpet, vinyl & laminate (40% of floors)default

    $4,000 new × 40% good × 3.53 allocation

    $5,600

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 40% good × 3.53 allocation

    $10,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 3.53 allocation

    $6,100

  • Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing

    $5,900 new × 40% good × 3.53 allocation

    $8,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.53 allocation

    $12,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$81,500

  • Paving: driveway & walks (paved)default

    $8,100 new × 50% good × 3.53 allocation

    $14,400

  • Landscaping (typical)default

    $7,800 new × 50% good × 3.53 allocation

    $13,800

  • Patioslisting

    $6,900 new × 50% good × 3.53 allocation

    $12,200

  • Decks & porches (attached)listing

    $17,300 new × 50% good × 3.53 allocation

    $30,500

  • Fencinglisting

    $6,000 new × 50% good × 3.53 allocation

    $10,600
Building, 39-year$341,700

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $166,800 new × 40% good × 3.53 allocation

    $235,800

  • Building plumbing & fixturesdefault

    $17,300 new × 40% good × 3.53 allocation

    $24,400

  • Building electrical & lightingdefault

    $16,700 new × 40% good × 3.53 allocation

    $23,700

  • HVACdefault

    $17,300 new × 40% good × 3.53 allocation

    $24,500

  • Hardwood & tile floorsdefault

    $5,900 new × 40% good × 3.53 allocation

    $8,400

  • Fireplacelisting

    $2,600 new × 40% good × 3.53 allocation

    $3,700

  • Septic systemlisting

    $12,000 new × 50% good × 3.53 allocation

    $21,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$95,600$81,500$400$177,600
2$0$0$8,800$8,800
3$0$0$8,800$8,800
4$0$0$8,800$8,800
5$0$0$8,800$8,800
6+$0$0$306,300$306,300
Total$95,600$81,500$341,700$518,900

The building's share of the price ($503,000) is 3.5x our depreciated replacement cost of the home ($142,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.