Year built
1989
Sqft
1,435
Lot sqft
29,621
HOA / mo
$0
Furnished
No
List date
2026-09-02T18:09:11.000000Z
Revenue
Annual revenue
$34,142
ADR
$199
Occupancy
47%
Cleaning fees (12 mo)
$7,396
Confidence
Low (42.86), 8 comps
Comp revenue range (p25 / median / p75)
Cabin with hot tub & stunning lake mountain views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $8,627ADR $190Occ ≈ 12%4.6★ (21)
Carters Lake: Main House & Studio Retreat
House · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $3,931ADR $296Occ ≈ 4%4.9★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A-Frame | Hot Tub + Fire Pit | Carter’s Lake Cabin | 2 bd · 1.5 ba · sleeps 6 | $56,400 | $204 | 76% | 4.9★ (192) | 0.2 mi | AirbnbVrbo |
Mountain Lake Escape | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $35,732 | $329 | 30% | 4.5★ (42) | 0.3 mi | AirbnbVrbo |
Cabin with hot tub & stunning lake mountain views Cabin | 2 bd · 2 ba · sleeps 6 | $8,627 | $190 | 12% | 4.6★ (21) | 0.4 mi | Airbnb |
Lakeview Hideaway Cabin | 2 bd · 2 ba · sleeps 6 | $28,418 | $183 | 43% | 3.9★ (10) | 0.4 mi | AirbnbVrbo |
Carters Lake Cabin | Hot Tub & Mountain Views Cabin | 2 bd · 2 ba · sleeps 6 | $41,841 | $203 | 56% | 4.8★ (11) | 0.4 mi | AirbnbVrboBooking |
Carters Lake: Main House & Studio Retreat House | 4 bd · 3 ba · sleeps 10 | $3,931 | $296 | 4% | 4.9★ (10) | 0.4 mi | Airbnb |
Viewtiful Getaway -HotTub, Firepit, Dog-friendly! Cabin | 3 bd · 2 ba · sleeps 8 | $51,434 | $215 | 66% | 4.9★ (214) | 0.7 mi | AirbnbVrbo |
Carter`s Lake Getaway | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $34,730 | $288 | 33% | 5★ (14) | 0.7 mi | 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
Est. revenue
$34,142
NOI
$14,461
Cash flow /mo
$1,205
Cash needed
$434,460
Cash-on-cash (all cash)
3.3%
ROE (yr 1)
6.1%
Cap rate
3.6%
DSCR
—
Year-1 write-off
$114,302
Year-1 tax shield @ 32%
$36,577
Year-1 return on equity
- Cash flow (annual)$14,461
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,828
- Platform fees (3% of revenue)$1,024
- Maintenance / capex (5% of revenue)$1,707
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,612
- Insurance (STR-rated)$4,309
Cash needed to close
- Purchase price (all cash)$399,000
- Closing costs (4.0%)$15,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,577
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
$330,000
Short-life (5/15-yr)
$94,000 · 28%
Year-1 deduction
$114,000
Year-1 tax shield @ 32%
$37,000
Land 17% (county tax record, market value split) · building $236,000 over 39 years · new furniture $20,000
Based on: 1,435 sq ft, built 1989, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $71,000 in year 1 (15% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,600
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.68 allocation
- $7,800
Kitchen countertopsdefault
$7,300 new × 40% good × 2.68 allocation
- $2,700
Decorative trimdefault
$2,500 new × 40% good × 2.68 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.68 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.68 allocation
- $3,700
Window coverings (14)default
$3,500 new × 40% good × 2.68 allocation
- $9,900
Carpet, vinyl & laminate (100% of floors)listing
$9,200 new × 40% good × 2.68 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.68 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.68 allocation
- $2,700
Appliances (range, microwave)listing
$2,500 new × 40% good × 2.68 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,500
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 2.68 allocation
- $10,100
Landscaping (typical)default
$7,600 new × 50% good × 2.68 allocation
- $1,900
Patiosdefault
$1,400 new × 50% good × 2.68 allocation
- $21,600
Decks & porches (attached)listing
$16,100 new × 50% good × 2.68 allocation
- $166,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$155,300 new × 40% good × 2.68 allocation
- $17,200
Building plumbing & fixturesdefault
$16,100 new × 40% good × 2.68 allocation
- $16,500
Building electrical & lightingdefault
$15,500 new × 40% good × 2.68 allocation
- $17,300
HVACdefault
$16,200 new × 40% good × 2.68 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.68 allocation
- $16,100
Septic systemlisting
$12,000 new × 50% good × 2.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,400 | $44,100 | $800 | $114,300 |
| 2 | $0 | $0 | $6,100 | $6,100 |
| 3 | $0 | $0 | $6,100 | $6,100 |
| 4 | $0 | $0 | $6,100 | $6,100 |
| 5 | $0 | $0 | $6,100 | $6,100 |
| 6+ | $0 | $0 | $211,100 | $211,100 |
| Total | $69,400 | $44,100 | $236,100 | $349,700 |
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.