Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

227 Haven Ct

Ellijay, GA 30540

$389,000

2 bd · 2 ba · 1,350 sqft · Listed today

View on Realtor.com →

Low confidenceNegative cash flow

Year built

2026

Sqft

1,350

Lot sqft

36,590

HOA / mo

$99

Furnished

List date

2026-10-29T02:49:16.000000Z

Revenue

Annual revenue

$28,887

ADR

$187

Occupancy

42%

Cleaning fees (12 mo)

$7,876

Confidence

Low (28.42), 16 comps

Comp revenue range (p25 / median / p75)

$9,968$28,181$43,875

Median revenue of shown comps: $28,181

Pet-Friendly Family Cabin Coosawattee River Resort
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 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 · 0.2 mi
- Hot tub
- Pool
- A/C
- Pets OK
- +4
Revenue $25,933ADR $234Occ ≈ 30%5★ (63)
Airbnb Vrbo
Tranquil Paradise Stay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Pool
- A/C
- Pets OK
- Wifi
- +4
Revenue $10,301ADR $209Occ ≈ 14%4.5★ (36)
Airbnb Vrbo Booking
Hollow Tree Hideaway -
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $36,116ADR $167Occ ≈ 59%4.8★ (83)
Airbnb Vrbo Booking
*Muses Lodge*$Views|Ellijay|Relax|Fire Pit|Hot Tub
Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $57,551ADR $263Occ ≈ 60%4.8★ (145)
Airbnb Vrbo Booking
Cozy dog-friendly cabin with shared pool, & amenities
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $19,534ADR $169Occ ≈ 32%4.3★ (10)
Delisted
Dragon's Den - Cast a Line in the Resort Pond
Cabin · 2 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $43,066ADR $364Occ ≈ 32%4.5★ (11)
Airbnb Booking
Luxury Creekside wonderland
Cabin · 2 bd · 2.5 ba · sleeps 7 · 0.6 mi
Revenue $31,856ADR $223Occ ≈ 39%5★ (38)
Airbnb Booking
Serene Breeze
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
- Pool
- Free parking
- Wifi
- Kitchen
- +1
Revenue $1,424ADR $124Occ ≈ 3%—
Airbnb
SereneBreeze RelaxUnwind Make
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
- Pool
- Free parking
- Wifi
- Kitchen
- +1
Revenue $606ADR $121Occ ≈ 1%—
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Pet-Friendly Family Cabin Coosawattee River Resort Cabin	2 bd · 2.5 ba · sleeps 8	$6,640	$227	8%	4.8★ (32)	0.1 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	$25,933	$234	30%	5★ (63)	0.2 mi	Airbnb Vrbo
Tranquil Paradise Stay Cabin Pool A/C Pets OK Wifi +4	2 bd · 2 ba · sleeps 6	$10,301	$209	14%	4.5★ (36)	0.2 mi	Airbnb Vrbo Booking
Hollow Tree Hideaway - Cabin Hot tub Pool A/C Free parking +4	2 bd · 2 ba · sleeps 6	$36,116	$167	59%	4.8★ (83)	0.3 mi	Airbnb Vrbo Booking
Muses Lodge$Views\|Ellijay\|Relax\|Fire Pit\|Hot Tub Cabin Hot tub Pool A/C Free parking +6	2 bd · 2 ba · sleeps 8	$57,551	$263	60%	4.8★ (145)	0.3 mi	Airbnb Vrbo Booking
Cozy dog-friendly cabin with shared pool, & amenities Cabin	2 bd · 2 ba · sleeps 6	$19,534	$169	32%	4.3★ (10)	0.3 mi	Delisted
Dragon's Den - Cast a Line in the Resort Pond Cabin	2 bd · 3 ba · sleeps 6	$43,066	$364	32%	4.5★ (11)	0.4 mi	Airbnb Booking
Luxury Creekside wonderland Cabin	2 bd · 2.5 ba · sleeps 7	$31,856	$223	39%	5★ (38)	0.6 mi	Airbnb Booking
Serene Breeze Cabin Pool Free parking Wifi Kitchen +1	2 bd · 1 ba · sleeps 4	$1,424	$124	3%	—	0.6 mi	Airbnb
SereneBreeze RelaxUnwind Make Cabin Pool Free parking Wifi Kitchen +1	2 bd · 1 ba · sleeps 4	$606	$121	1%	—	0.6 mi	Airbnb

Show 6 more

Luxury Cabin with Hot Tub in Gated Community
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $15,011ADR $261Occ ≈ 16%5★ (87)
Airbnb
Whitetail Mountain Lodge by Mountain Oasis | Cabin
Cabin · 2 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $8,970ADR $261Occ ≈ 9%4.5★ (27)
Airbnb Vrbo
Bird Dog Lodge. Fire pit & hot tub. Dogs stay Free
Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $62,037ADR $203Occ ≈ 84%5★ (210)
Airbnb Vrbo Booking
*NEW*Hot Tub•King Bed•Pets Free•Deer Haven
House · 2 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $30,428ADR $323Occ ≈ 26%5★ (16)
Airbnb Vrbo
NEW | HotTub | GameRoom | Firepit | Master on Main
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $48,048ADR $216Occ ≈ 61%5★ (28)
Airbnb
Mt.Rush-No-More | Ellijay,GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $46,300ADR $375Occ ≈ 34%4.8★ (25)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Luxury Cabin with Hot Tub in Gated Community Cabin	2 bd · 2 ba · sleeps 6	$15,011	$261	16%	5★ (87)	0.6 mi	Airbnb
Whitetail Mountain Lodge by Mountain Oasis \| Cabin Cabin	2 bd · 3 ba · sleeps 6	$8,970	$261	9%	4.5★ (27)	0.7 mi	Airbnb Vrbo
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	$62,037	$203	84%	5★ (210)	0.7 mi	Airbnb Vrbo Booking
NEWHot Tub•King Bed•Pets Free•Deer Haven House	2 bd · 3 ba · sleeps 8	$30,428	$323	26%	5★ (16)	0.7 mi	Airbnb Vrbo
NEW \| HotTub \| GameRoom \| Firepit \| Master on Main Cabin	2 bd · 2 ba · sleeps 6	$48,048	$216	61%	5★ (28)	0.7 mi	Airbnb
Mt.Rush-No-More \| Ellijay,GA Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 4	$46,300	$375	34%	4.8★ (25)	0.7 mi	Airbnb Vrbo

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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$28,887

NOI

$9,978

Cash flow /mo

-$1,323

Cash needed

$128,810

Cash-on-cash

-12.3%

ROE (yr 1)

-1.4%

Cap rate

2.6%

DSCR

0.39

Year-1 write-off

$112,144

Year-1 tax shield @ 32%

$35,886

Year-1 return on equity

Cash flow (annual)-$15,882
Principal paydown$2,404
Appreciation at%$11,670

ROE-1.4%

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)$5,777
Platform fees (3% of revenue)$867
Maintenance / capex (5% of revenue)$1,444
Utilities & supplies$4,200
HOA$1,188
Property tax$1,231
Insurance (STR-rated)$4,201

Cash needed to close

Down payment (25%)$97,250
Closing costs (4.0%)$15,560
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$35,886

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

$372,000

Short-life (5/15-yr)

$96,000 · 26%

Year-1 deduction

$112,000

Year-1 tax shield @ 32%

$36,000

Land 4% (county tax record, market value split) · building $276,000 over 39 years · new furniture $16,000

Based on: 1,350 sq ft, built 2026, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $64,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$75,300

Kitchen cabinetsdefault
$8,800 new × 100% good × 1.32 allocation
$11,500
Kitchen countertops (stone)listing
$9,000 new × 100% good × 1.32 allocation
$11,800
Decorative trimdefault
$2,400 new × 100% good × 1.32 allocation
$3,100
Mirrorsdefault
$300 new × 100% good × 1.32 allocation
$400
Shelvingdefault
$900 new × 100% good × 1.32 allocation
$1,200
Window coverings (14)default
$3,500 new × 100% good × 1.32 allocation
$4,600
Carpet, vinyl & laminate (50% of floors)listing
$4,300 new × 100% good × 1.32 allocation
$5,700
Kitchen & laundry equipment plumbingdefault
$6,800 new × 100% good × 1.32 allocation
$9,000
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 100% good × 1.32 allocation
$5,400
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 100% good × 1.32 allocation
$6,600
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$36,600

Paving: driveway & walks (paved)default
$7,600 new × 100% good × 1.32 allocation
$10,000
Landscaping (minimal)listing
$3,700 new × 100% good × 1.32 allocation
$4,800
Patiosdefault
$1,300 new × 100% good × 1.32 allocation
$1,800
Decks & porches (attached)listing
$15,200 new × 100% good × 1.32 allocation
$20,000

Building, 39-year$276,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$146,300 new × 100% good × 1.32 allocation
$192,500
Building plumbing & fixturesdefault
$15,200 new × 100% good × 1.32 allocation
$19,900
Building electrical & lightingdefault
$14,400 new × 100% good × 1.32 allocation
$18,900
HVACdefault
$15,200 new × 100% good × 1.32 allocation
$20,000
Hardwood & tile floorsdefault
$4,300 new × 100% good × 1.32 allocation
$5,700
Fireplacelisting
$2,600 new × 100% good × 1.32 allocation
$3,500
Septic systemlisting
$12,000 new × 100% good × 1.32 allocation
$15,800

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	$75,300	$36,600	$300	$112,100
2	$0	$0	$7,100	$7,100
3	$0	$0	$7,100	$7,100
4	$0	$0	$7,100	$7,100
5	$0	$0	$7,100	$7,100
6+	$0	$0	$247,700	$247,700
Total	$75,300	$36,600	$276,300	$388,100

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.