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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

175 Mountain Springs Rd

175 Mountain Springs Rd

Ellijay, GA 30540

$599,990

4 bd · 4 ba · 3,821 sqft · Listed 10d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2007

Sqft

3,821

Lot sqft

131,551

HOA / mo

None

Furnished

No

List date

2026-09-17T23:02:34.000000Z

Revenue

Annual revenue

$49,950

ADR

$336

Occupancy

41%

Cleaning fees (12 mo)

$11,062

Confidence

Low (24.22), 10 comps

Comp revenue range (p25 / median / p75)

$19,127$39,753$76,876

  • Mountain Oasis with Hot Tub & Putting Green

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $69,292ADR $385Occ ≈ 49%5★ (38)

    AirbnbVrbo

  • NEW! Stylish Mountain Cabin - Hot Tub, Fire Pit, Putting Green, 2 Living Rooms!

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

    Revenue $4,970ADR $219Occ ≈ 6%—

    Vrbo

  • Secluded 4-Bedroom, 3.5-Baths Located on 8 Acres w

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 1.8 mi

    Revenue $4,887ADR $407Occ ≈ 3%5★ (4)

    AirbnbVrboBooking

  • Creekside Manor ~ Hot Tub ~ Firepit ~ Creek Views

    House · 4 bd · 3.5 ba · sleeps 8 · 1.8 mi

    Revenue $79,404ADR $522Occ ≈ 42%5★ (13)

    AirbnbVrbo

  • Mountain Escape | Hot Tub, Fire Pit, Games + Pets

    House · 4 bd · 3 ba · sleeps 8 · 1.8 mi

    Revenue $28,561ADR $341Occ ≈ 23%4.8★ (6)

    AirbnbVrbo

  • Serene Mountain Lodge! HotTub, FirePit, Game Room

    Cabin · 4 bd · 3 ba · sleeps 8 · 1.8 mi

    Revenue $27,922ADR $308Occ ≈ 25%4.9★ (62)

    AirbnbVrbo

  • Ellijay Falls | Hot Tub, Fireplace & Waterfall

    House · 4 bd · 3 ba · sleeps 10 · 2.0 mi

    Revenue $50,945ADR $545Occ ≈ 26%5★ (4)

    AirbnbVrboBooking

  • Sleeps 14 | Hot Tub, Game Room & 4 King Beds

    Cabin · 4 bd · 3 ba · sleeps 14 · 2.1 mi

    Revenue $16,195ADR $323Occ ≈ 14%5★ (5)

    AirbnbVrboBooking

  • Watersong Rapids ~ Creekside Luxury ~ Hot Tub

    Cabin · 4 bd · 4 ba · sleeps 10 · 2.1 mi

    Revenue $80,019ADR $444Occ ≈ 49%5★ (57)

    AirbnbVrbo

  • Wild Oaks ~ 4BR w/Private Pool, Hot Tub, Fire Pit

    Cabin · 4 bd · 3 ba · sleeps 10 · 2.1 mi

    Revenue $106,040ADR $513Occ ≈ 57%4.8★ (45)

    AirbnbVrbo

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$49,950

NOI

$21,853

Cash flow /mo

-$1,412

Cash needed

$196,997

Cash-on-cash

-8.6%

ROE (yr 1)

2.5%

Cap rate

3.6%

DSCR

0.56

Year-1 write-off

$108,624

Year-1 tax shield @ 32%

$34,760

Year-1 return on equity

  • Cash flow (annual)-$16,945
  • Principal paydown$3,926
  • Appreciation at%$18,000
ROE2.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)20.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,990
  • Platform fees (3% of revenue)$1,499
  • Maintenance / capex (5% of revenue)$2,498
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,431
  • Insurance (STR-rated)$6,480

Cash needed to close

  • Down payment (25%)$149,998
  • Closing costs (4.0%)$24,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$34,760

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

$535,000

Short-life (5/15-yr)

$84,000 · 16%

Year-1 deduction

$109,000

Year-1 tax shield @ 32%

$35,000

Land 11% (county tax record, market value split) · building $451,000 over 39 years · new furniture $23,000

Based on: 3,821 sq ft, built 2007, 4 bd / 4 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $66,000 in year 1 (8% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,500

  • Kitchen cabinetsdefault

    $14,200 new × 40% good × 1.22 allocation

    $6,900

  • Kitchen countertopsdefault

    $11,600 new × 40% good × 1.22 allocation

    $5,600

  • Decorative trimdefault

    $6,700 new × 40% good × 1.22 allocation

    $3,300

  • Mirrorsdefault

    $600 new × 40% good × 1.22 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.22 allocation

    $700

  • Window coverings (38)default

    $9,500 new × 40% good × 1.22 allocation

    $4,600

  • Carpet, vinyl & laminate (25% of floors)listing

    $6,100 new × 40% good × 1.22 allocation

    $3,000

  • Kitchen & laundry equipment plumbingdefault

    $11,000 new × 62% good × 1.22 allocation

    $8,300

  • Kitchen, laundry & data equipment electricaldefault

    $6,700 new × 62% good × 1.22 allocation

    $5,000

  • Appliances (range, microwave, refrigerator, dryer)listing

    $5,700 new × 40% good × 1.22 allocation

    $2,800

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$43,600

  • Paving: driveway & walks (paved)default

    $12,800 new × 50% good × 1.22 allocation

    $7,800

  • Landscaping (minimal)listing

    $6,200 new × 50% good × 1.22 allocation

    $3,700

  • Patiosdefault

    $3,800 new × 50% good × 1.22 allocation

    $2,300

  • Decks & porches (attached)listing

    $43,000 new × 50% good × 1.22 allocation

    $26,100

  • Fencinglisting

    $6,000 new × 50% good × 1.22 allocation

    $3,600
Building, 39-year$450,800

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

    $415,400 new × 68% good × 1.22 allocation

    $345,300

  • Building plumbing & fixturesdefault

    $43,100 new × 62% good × 1.22 allocation

    $32,500

  • Building electrical & lightingdefault

    $45,700 new × 62% good × 1.22 allocation

    $34,500

  • HVACdefault

    $43,000 new × 40% good × 1.22 allocation

    $20,900

  • Hardwood & tile floorsdefault

    $18,400 new × 40% good × 1.22 allocation

    $9,000

  • Fireplacelisting

    $2,600 new × 40% good × 1.22 allocation

    $1,300

  • Septic systemlisting

    $12,000 new × 50% good × 1.22 allocation

    $7,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$63,500$43,600$1,400$108,600
2$0$0$11,600$11,600
3$0$0$11,600$11,600
4$0$0$11,600$11,600
5$0$0$11,600$11,600
6+$0$0$403,100$403,100
Total$63,500$43,600$450,800$557,900

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: 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.