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Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

112 Lookiba Ln

112 Lookiba Ln

Ellijay, GA 30540

$994,500

4 bd · 4.5 ba · 3,928 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2005

Sqft

3,928

Lot sqft

131,987

HOA / mo

None

Furnished

Yes

List date

2026-10-30T17:09:38.000000Z

Revenue

Annual revenue

$71,571

ADR

$421

Occupancy

47%

Cleaning fees (12 mo)

$14,865

Confidence

Low (30.31), 6 comps

Comp revenue range (p25 / median / p75)

$33,781$53,848$75,685

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

Median revenue of shown comps: $53,848

  • Unplug - Mountain View | Hot Tub | Pool Table | Outdoor Wood Burning Fireplace | Fire Pit

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $72,989ADR $594Occ ≈ 34%4.8★ (8)

    AirbnbVrbo

  • Luxury cabin, Breathtaking View, Slps 10, Hot Tub

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi

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

    Revenue $76,583ADR $243Occ ≈ 86%5★ (340)

    AirbnbVrbo

  • Ellijay Family Lodge 4BR/4BA + Big Living & Dining

    Nature lodge · 4 bd · 4 ba · sleeps 8 · 0.6 mi

    Revenue $11,568ADR $234Occ ≈ 14%4.2★ (7)

    Airbnb

  • Luna- Private Pool & Sunrise Views

    Cabin · 4 bd · 5.5 ba · sleeps 10 · 0.7 mi

    Revenue $126,362ADR $871Occ ≈ 40%5★ (3)

    Airbnb

  • Luxury Dog Friendly Cabin w/ Private Pool & Views

    House · 4 bd · 5.5 ba · sleeps 10 · 0.8 mi

    Revenue $34,706ADR $708Occ ≈ 13%5★ (5)

    Airbnb

  • Highland Harmony- Firepit, Games, Peaceful Escape

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +4

    Revenue $33,472ADR $404Occ ≈ 23%5★ (35)

    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

Financing
Management
Term

Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

Est. revenue

$71,571

NOI

$31,594

Cash flow /mo

-$2,835

Cash needed

$288,405

Cash-on-cash

-11.8%

ROE (yr 1)

0.7%

Cap rate

3.2%

DSCR

0.48

Year-1 write-off

$153,493

Year-1 tax shield @ 32%

$49,118

Year-1 return on equity

  • Cash flow (annual)-$34,020
  • Principal paydown$6,243
  • Appreciation at%$29,835
ROE0.7%

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)$14,314
  • Platform fees (3% of revenue)$2,147
  • Maintenance / capex (5% of revenue)$3,579
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,997
  • Insurance (STR-rated)$10,741

Cash needed to close

  • Down payment (25%)$248,625
  • Closing costs (4.0%)$39,780
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$49,118

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

$883,000

Short-life (5/15-yr)

$153,000 · 17%

Year-1 deduction

$153,000

Year-1 tax shield @ 32%

$49,000

Land 11% (county tax record, market value split) · building $730,000 over 39 years

Based on: 3,928 sq ft, built 2005, 4 bd / 4.5 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $82,000 in year 1 (9% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$79,400

  • Kitchen cabinetsdefault

    $14,400 new × 40% good × 1.99 allocation

    $11,500

  • Kitchen countertopsdefault

    $11,800 new × 40% good × 1.99 allocation

    $9,400

  • Decorative trimdefault

    $6,900 new × 40% good × 1.99 allocation

    $5,500

  • Mirrorsdefault

    $600 new × 40% good × 1.99 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 1.99 allocation

    $1,200

  • Window coverings (39)default

    $9,800 new × 40% good × 1.99 allocation

    $7,800

  • Kitchen & laundry equipment plumbingdefault

    $11,200 new × 58% good × 1.99 allocation

    $13,000

  • Kitchen, laundry & data equipment electricaldefault

    $6,800 new × 58% good × 1.99 allocation

    $7,800

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

    $8,100 new × 40% good × 1.99 allocation

    $6,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.99 allocation

    $7,200

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200
15-year land improvements$73,300

  • Paving: driveway & walks (paved)listing

    $13,000 new × 50% good × 1.99 allocation

    $12,900

  • Landscaping (typical)default

    $12,500 new × 50% good × 1.99 allocation

    $12,500

  • Patiosdefault

    $3,900 new × 50% good × 1.99 allocation

    $3,900

  • Decks & porches (attached)listing

    $44,200 new × 50% good × 1.99 allocation

    $44,000
Building, 39-year$730,400

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

    $427,100 new × 65% good × 1.99 allocation

    $553,200

  • Building plumbing & fixturesdefault

    $44,300 new × 58% good × 1.99 allocation

    $51,200

  • Building electrical & lightingdefault

    $47,100 new × 58% good × 1.99 allocation

    $54,400

  • HVACdefault

    $44,300 new × 40% good × 1.99 allocation

    $35,300

  • Hardwood & tile floorsdefault

    $25,300 new × 40% good × 1.99 allocation

    $20,100

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.99 allocation

    $4,200

  • Septic systemlisting

    $12,000 new × 50% good × 1.99 allocation

    $12,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$79,400$73,300$800$153,500
2$0$0$18,700$18,700
3$0$0$18,700$18,700
4$0$0$18,700$18,700
5$0$0$18,700$18,700
6+$0$0$654,700$654,700
Total$79,400$73,300$730,400$883,100

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.