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

84 Hale Ct Unit 3380R

Ellijay, GA 30540

$550,000

3 bd · 2 ba · 2,000 sqft · Listed 2d ago

View on Realtor.com →

Low confidenceEst. land %Negative cash flow

Year built

2026

Sqft

2,000

Lot sqft

70,698

HOA / mo

$91

Furnished

List date

2026-09-25T23:06:59.000000Z

Revenue

Annual revenue

$39,170

ADR

$252

Occupancy

43%

Cleaning fees (12 mo)

$7,690

Confidence

Low (35.47), 17 comps

Comp revenue range (p25 / median / p75)

$14,911$30,706$51,907

Above the Current
Cabin · 3 bd · 2 ba · sleeps 8 · 476 ft
Revenue $14,911ADR $294Occ ≈ 14%5★ (6)
Airbnb Vrbo
Whispering Pines- Private, full-fenced yard, HT
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $38,141ADR $256Occ ≈ 41%4.7★ (3)
Airbnb Vrbo
River Cabin: Hot Tub, Dog-Friendly + Game Room
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $41,090ADR $286Occ ≈ 39%5★ (25)
Airbnb Vrbo Booking
Creekside Bliss
Cabin · 3 bd · 3 ba · sleeps 12 · 0.2 mi
Revenue $31,110ADR $274Occ ≈ 31%4.8★ (102)
Airbnb
Cabin Oasis In The Mountains
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $6,428ADR $152Occ ≈ 12%4.8★ (147)
Airbnb
Rainbow Lodge-Riverfront, Fiber, HotTub, Dog, Fish
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $69,324ADR $368Occ ≈ 52%5★ (302)
Airbnb Vrbo
Roost On The Ridge-hot tub, ping pong, sunroom
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $24,895ADR $259Occ ≈ 26%4.8★ (14)
Airbnb Vrbo Booking
Fish, Soak & Unwind on Mountaintown Creek
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $77,076ADR $333Occ ≈ 63%5★ (165)
Airbnb Vrbo
Serenity Now! located in Coosawattee River Resort
Cabin · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $12,033ADR $280Occ ≈ 12%4.9★ (9)
Airbnb Vrbo
Francis Oaks | Luxury Cabin in Coosawattee
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $51,907ADR $329Occ ≈ 43%5★ (1)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Above the Current Cabin	3 bd · 2 ba · sleeps 8	$14,911	$294	14%	5★ (6)	476 ft	Airbnb Vrbo
Whispering Pines- Private, full-fenced yard, HT Cabin	3 bd · 3 ba · sleeps 6	$38,141	$256	41%	4.7★ (3)	0.1 mi	Airbnb Vrbo
River Cabin: Hot Tub, Dog-Friendly + Game Room Cabin	3 bd · 2.5 ba · sleeps 8	$41,090	$286	39%	5★ (25)	0.1 mi	Airbnb Vrbo Booking
Creekside Bliss Cabin	3 bd · 3 ba · sleeps 12	$31,110	$274	31%	4.8★ (102)	0.2 mi	Airbnb
Cabin Oasis In The Mountains Cabin	3 bd · 2 ba · sleeps 6	$6,428	$152	12%	4.8★ (147)	0.2 mi	Airbnb
Rainbow Lodge-Riverfront, Fiber, HotTub, Dog, Fish Cabin	3 bd · 3 ba · sleeps 8	$69,324	$368	52%	5★ (302)	0.2 mi	Airbnb Vrbo
Roost On The Ridge-hot tub, ping pong, sunroom Cabin	3 bd · 3 ba · sleeps 6	$24,895	$259	26%	4.8★ (14)	0.4 mi	Airbnb Vrbo Booking
Fish, Soak & Unwind on Mountaintown Creek Cabin	3 bd · 3 ba · sleeps 8	$77,076	$333	63%	5★ (165)	0.4 mi	Airbnb Vrbo
Serenity Now! located in Coosawattee River Resort Cabin	3 bd · 2 ba · sleeps 7	$12,033	$280	12%	4.9★ (9)	0.4 mi	Airbnb Vrbo
Francis Oaks \| Luxury Cabin in Coosawattee Cabin	3 bd · 3 ba · sleeps 6	$51,907	$329	43%	5★ (1)	0.5 mi	Airbnb Vrbo

Show all 17 comps

Brand new build! Fireplace;Hot Tub, Sauna, firepit
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $14,122ADR $277Occ ≈ 14%5★ (7)
Airbnb Vrbo
Peaceful Mountain View Cabin Hot tub Game Room
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $52,230ADR $311Occ ≈ 46%5★ (151)
Airbnb Vrbo
Bear Hug Lodge Stays
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $8,910ADR $259Occ ≈ 9%4★ (13)
Airbnb Vrbo Booking
High River Retreat RiverFront-Game Room-Hot Tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $22,889ADR $389Occ ≈ 16%5★ (7)
Airbnb Vrbo
Wilderness-themed retreat with community amenities, private hot tub, & fireplace
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $30,706ADR $188Occ ≈ 45%1★ (1)
Vrbo
Honey Bear Hideaway - Private. New Hot Tub.
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $20,947ADR $187Occ ≈ 31%5★ (11)
Airbnb Vrbo
Modern Chic Cabin - Blue Ridge-Hot Tub & Game Room
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.8 mi
Revenue $64,673ADR $330Occ ≈ 54%5★ (54)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Brand new build! Fireplace;Hot Tub, Sauna, firepit Cabin	3 bd · 2.5 ba · sleeps 8	$14,122	$277	14%	5★ (7)	0.6 mi	Airbnb Vrbo
Peaceful Mountain View Cabin Hot tub Game Room Cabin	3 bd · 3 ba · sleeps 8	$52,230	$311	46%	5★ (151)	0.6 mi	Airbnb Vrbo
Bear Hug Lodge Stays House	3 bd · 2 ba · sleeps 6	$8,910	$259	9%	4★ (13)	0.6 mi	Airbnb Vrbo Booking
High River Retreat RiverFront-Game Room-Hot Tub Cabin	3 bd · 3 ba · sleeps 6	$22,889	$389	16%	5★ (7)	0.6 mi	Airbnb Vrbo
Wilderness-themed retreat with community amenities, private hot tub, & fireplace House	3 bd · 2 ba · sleeps 6	$30,706	$188	45%	1★ (1)	0.6 mi	Vrbo
Honey Bear Hideaway - Private. New Hot Tub. Cabin	3 bd · 3 ba · sleeps 7	$20,947	$187	31%	5★ (11)	0.7 mi	Airbnb Vrbo
Modern Chic Cabin - Blue Ridge-Hot Tub & Game Room Cabin	3 bd · 2.5 ba · sleeps 7	$64,673	$330	54%	5★ (54)	0.8 mi	Airbnb Booking

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

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

Est. revenue

$39,170

NOI

$16,851

Cash flow /mo

-$1,559

Cash needed

$185,000

Cash-on-cash

-10.1%

ROE (yr 1)

0.7%

Cap rate

3.1%

DSCR

0.47

Year-1 write-off

$143,294

Year-1 tax shield @ 32%

$45,854

Year-1 return on equity

Cash flow (annual)-$18,714
Principal paydown$3,599
Appreciation at%$16,500

ROE0.7%

ROE incl. year-1 tax savings (32% bracket, STR loophole)25.5%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$7,834
Platform fees (3% of revenue)$1,175
Maintenance / capex (5% of revenue)$1,959
Utilities & supplies$4,200
HOA$1,092
Property tax$119
Insurance (STR-rated)$5,940

Cash needed to close

Down payment (25%)$137,500
Closing costs (4.0%)$22,000
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$45,854

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$468,000

Short-life (5/15-yr)

$117,000 · 25%

Year-1 deduction

$143,000

Year-1 tax shield @ 32%

$46,000

Land 15% (market default, no usable tax-record split) · building $351,000 over 39 years · new furniture $26,000

Based on: 2,000 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $92,000 in year 1 (14% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$86,300

Kitchen cabinetsdefault
$10,200 new × 100% good × 1.12 allocation
$11,400
Kitchen countertopsdefault
$8,300 new × 100% good × 1.12 allocation
$9,400
Decorative trimdefault
$3,500 new × 100% good × 1.12 allocation
$3,900
Mirrorsdefault
$300 new × 100% good × 1.12 allocation
$300
Shelvingdefault
$1,200 new × 100% good × 1.12 allocation
$1,300
Window coverings (20)default
$5,000 new × 100% good × 1.12 allocation
$5,600
Kitchen & laundry equipment plumbingdefault
$7,900 new × 100% good × 1.12 allocation
$8,900
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 100% good × 1.12 allocation
$5,400
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 100% good × 1.12 allocation
$4,400
Hot tub (freestanding)listing
$9,000 new × 100% good × 1.12 allocation
$10,100
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$55,800

Paving: driveway & walks (paved)default
$9,300 new × 100% good × 1.12 allocation
$10,400
Landscaping (typical)default
$8,900 new × 100% good × 1.12 allocation
$10,000
Patioslisting
$9,000 new × 100% good × 1.12 allocation
$10,100
Decks & porches (attached)listing
$22,500 new × 100% good × 1.12 allocation
$25,300

Building, 39-year$350,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$217,000 new × 100% good × 1.12 allocation
$243,900
Building plumbing & fixturesdefault
$22,500 new × 100% good × 1.12 allocation
$25,300
Building electrical & lightingdefault
$22,600 new × 100% good × 1.12 allocation
$25,400
HVACdefault
$22,500 new × 100% good × 1.12 allocation
$25,300
Hardwood & tile floorsdefault
$12,900 new × 100% good × 1.12 allocation
$14,500
Fireplacelisting
$2,600 new × 100% good × 1.12 allocation
$3,000
Septic systemlisting
$12,000 new × 100% good × 1.12 allocation
$13,500

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	$86,300	$55,800	$1,100	$143,300
2	$0	$0	$9,000	$9,000
3	$0	$0	$9,000	$9,000
4	$0	$0	$9,000	$9,000
5	$0	$0	$9,000	$9,000
6+	$0	$0	$313,700	$313,700
Total	$86,300	$55,800	$350,800	$493,000

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.