615 Gunstock Creek Ln
Ellijay, GA 30540
$215,000
3 bd · 2 ba · 1,152 sqft · Listed 5d ago
View on Realtor.com →Year built
2000
Sqft
1,152
Lot sqft
50,530
HOA / mo
None
Furnished
No
List date
2026-09-22T23:21:16.000000Z
Revenue
Annual revenue
$34,405
ADR
$225
Occupancy
42%
Cleaning fees (12 mo)
$6,314
Confidence
Low (26.52), 15 comps
Comp revenue range (p25 / median / p75)
Creekside Bliss
Cabin · 3 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $31,110ADR $274Occ ≈ 31%4.8★ (102)
Carters Lakeview Cabin #5 Free Boat Slip at Marina
Cabin · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $12,023ADR $190Occ ≈ 17%4.2★ (5)
Carters Lakeside Cabin 10 Free Boat Slip at Marina
Cabin · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $9,439ADR $228Occ ≈ 11%5★ (13)
Carters Lakeview Cabin #4 Free Boat Slip at Marina
Cabin · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $21,820ADR $161Occ ≈ 37%5★ (5)
Carters Lakeside Cabin#9 Free Boat Slip at Marina
Cabin · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $7,036ADR $236Occ ≈ 8%5★ (15)
Carters Lakeside Cabin #7 Free Boat Slip at Marina
Cabin · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $12,122ADR $224Occ ≈ 15%5★ (1)
RIVERFRONT CABIN with Private Hot Tub!
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.7 mi
Revenue $82,645ADR $284Occ ≈ 80%4.8★ (170)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Inviting Ellijay Cabin: Firepit, Game Room, Trails Cabin | 3 bd · 3 ba · sleeps 9 | $37,474 | $268 | 38% | 5★ (19) | 0.4 mi | AirbnbVrboBooking |
Creekside Bliss Cabin | 3 bd · 3 ba · sleeps 12 | $31,110 | $274 | 31% | 4.8★ (102) | 0.6 mi | Airbnb |
Rainbow Lodge-Riverfront, Fiber, HotTub, Dog, Fish Cabin | 3 bd · 3 ba · sleeps 8 | $69,324 | $368 | 52% | 5★ (302) | 0.6 mi | AirbnbVrbo |
Carters Lakeview Cabin #5 Free Boat Slip at Marina Cabin | 3 bd · 1 ba · sleeps 6 | $12,023 | $190 | 17% | 4.2★ (5) | 0.7 mi | Airbnb |
Carters Lakeside Cabin 10 Free Boat Slip at Marina Cabin | 3 bd · 1 ba · sleeps 6 | $9,439 | $228 | 11% | 5★ (13) | 0.7 mi | Airbnb |
Carters Lakeview Cabin #6 Free Boat Slip at Marina Cabin | 3 bd · 1 ba · sleeps 6 | $7,383 | $216 | 9% | 5★ (13) | 0.7 mi | AirbnbVrbo |
Carters Lakeview Cabin #4 Free Boat Slip at Marina Cabin | 3 bd · 1 ba · sleeps 6 | $21,820 | $161 | 37% | 5★ (5) | 0.7 mi | Airbnb |
Carters Lakeside Cabin#9 Free Boat Slip at Marina Cabin | 3 bd · 1 ba · sleeps 6 | $7,036 | $236 | 8% | 5★ (15) | 0.7 mi | Airbnb |
Carters Lakeside Cabin #7 Free Boat Slip at Marina Cabin | 3 bd · 1 ba · sleeps 6 | $12,122 | $224 | 15% | 5★ (1) | 0.7 mi | Airbnb |
RIVERFRONT CABIN with Private Hot Tub! Cabin | 3 bd · 2.5 ba · sleeps 7 | $82,645 | $284 | 80% | 4.8★ (170) | 0.7 mi | Airbnb |
Show all 15 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 River Cabin: Hot Tub, Dog-Friendly + Game Room Cabin | 3 bd · 2.5 ba · sleeps 8 | $41,090 | $286 | 39% | 5★ (25) | 0.7 mi | AirbnbVrboBooking |
 Cozy Creek Side Cabin Cabin | 3 bd · 3 ba · sleeps 9 | $51,539 | $211 | 67% | 5★ (132) | 0.7 mi | AirbnbVrbo |
 Above the Current Cabin | 3 bd · 2 ba · sleeps 8 | $14,911 | $294 | 14% | 5★ (6) | 0.7 mi | AirbnbVrbo |
 Whispering Pines- Private, full-fenced yard, HT Cabin | 3 bd · 3 ba · sleeps 6 | $38,141 | $256 | 41% | 4.7★ (3) | 0.7 mi | AirbnbVrbo |
 Ellijay Cabin Escape: Hot Tub & Fire Pit! Cabin | 3 bd · 2.5 ba · sleeps 9 | $63,461 | $230 | 76% | 5★ (136) | 0.7 mi | AirbnbVrboBooking |
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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$34,405
NOI
$18,130
Cash flow /mo
$352
Cash needed
$81,850
Cash-on-cash
5.2%
ROE (yr 1)
14.8%
Cap rate
8.4%
DSCR
1.30
Year-1 write-off
$28,806
Year-1 tax shield @ 32%
$9,218
Year-1 return on equity
- Cash flow (annual)$4,227
- Principal paydown$1,407
- Appreciation at%$6,450
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,881
- Platform fees (3% of revenue)$1,032
- Maintenance / capex (5% of revenue)$1,720
- Utilities & supplies$4,200
- HOA$0
- Property tax$120
- Insurance (STR-rated)$2,322
Cash needed to close
- Down payment (25%)$53,750
- Closing costs (4.0%)$8,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$9,218
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
$44,000
Short-life (5/15-yr)
$9,000 · 21%
Year-1 deduction
$29,000
Year-1 tax shield @ 32%
$9,000
Land 79% (county tax record, market value split) · building $35,000 over 39 years · new furniture $20,000
Based on: 1,152 sq ft, built 2000, 3 bd / 2 ba, unfurnished, listing features (flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $26,000 in year 1 (14% short-life, $8,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $1,200
Kitchen cabinetsdefault
$8,300 new × 40% good × 0.37 allocation
- $1,000
Kitchen countertopsdefault
$6,800 new × 40% good × 0.37 allocation
- $300
Decorative trimdefault
$2,000 new × 40% good × 0.37 allocation
- $0
Mirrorsdefault
$300 new × 40% good × 0.37 allocation
- $200
Shelvingdefault
$1,200 new × 40% good × 0.37 allocation
- $400
Window coverings (12)default
$3,000 new × 40% good × 0.37 allocation
- $1,100
Carpet, vinyl & laminate (100% of floors)listing
$7,400 new × 40% good × 0.37 allocation
- $1,200
Kitchen & laundry equipment plumbingdefault
$6,500 new × 48% good × 0.37 allocation
- $700
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 48% good × 0.37 allocation
- $600
Appliances (refrigerator, washer, dryer)listing
$4,200 new × 40% good × 0.37 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $1,300
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 0.37 allocation
- $600
Landscaping (minimal)listing
$3,400 new × 50% good × 0.37 allocation
- $200
Patiosdefault
$1,100 new × 50% good × 0.37 allocation
- $200
Decks & porches (attached)default
$1,100 new × 50% good × 0.37 allocation
- $26,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$124,400 new × 57% good × 0.37 allocation
- $2,300
Building plumbing & fixturesdefault
$12,900 new × 48% good × 0.37 allocation
- $2,100
Building electrical & lightingdefault
$11,900 new × 48% good × 0.37 allocation
- $1,900
HVACdefault
$13,000 new × 40% good × 0.37 allocation
- $2,200
Septic systemlisting
$12,000 new × 50% good × 0.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $26,300 | $2,400 | $100 | $28,800 |
| 2 | $0 | $0 | $900 | $900 |
| 3 | $0 | $0 | $900 | $900 |
| 4 | $0 | $0 | $900 | $900 |
| 5 | $0 | $0 | $900 | $900 |
| 6+ | $0 | $0 | $31,200 | $31,200 |
| Total | $26,300 | $2,400 | $34,900 | $63,600 |
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.