STR Yield
← Back to deals
MortgageCash

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

525 Riverside Dr

525 Riverside Dr

East Ellijay, GA 30540

$700,000

4 bd · 3 ba · 2,983 sqft · Listed 2d ago

View on Realtor.com →
Negative cash flow

Year built

1973

Sqft

2,983

Lot sqft

87,120

HOA / mo

$0

Furnished

No

List date

2026-09-25T17:16:55.000000Z

Revenue

Annual revenue

$42,202

ADR

$253

Occupancy

46%

Cleaning fees (12 mo)

$7,763

Confidence

Med (56.19), 14 comps

Comp revenue range (p25 / median / p75)

$24,508$41,412$58,521

  • Life on the River at the Cabin

    Cabin · 4 bd · 2 ba · sleeps 8 · 1.0 mi

    Revenue $52,221ADR $280Occ ≈ 51%4.9★ (91)

    AirbnbVrbo

  • Highland Harmony

    Vacation home · 4 bd · 3 ba · sleeps 8 · 1.1 mi

    Revenue $24,533ADR $306Occ ≈ 22%—

    Booking

  • Big Elk On the Cartecay | Ellijay, GA

    Cabin · 4 bd · 2.5 ba · sleeps 8 · 1.2 mi

    Revenue $63,699ADR $430Occ ≈ 41%4.8★ (38)

    AirbnbVrbo

  • Cozy 'Sunset View' Cabin w/ Game Room & Mtn Views!

    Cabin · 4 bd · 3 ba · sleeps 8 · 1.3 mi

    Revenue $26,609ADR $273Occ ≈ 27%4.6★ (33)

    Vrbo

  • Cozy 'Sunset View' Cabin w/ Game Room & Mtn Views!

    Cabin · 4 bd · 3 ba · sleeps 8 · 1.3 mi

    Revenue $24,315ADR $271Occ ≈ 25%4.7★ (45)

    AirbnbVrboBooking

  • *NEW*Deer Hart•Family•Game Room•Wineries •Hiking

    House · 4 bd · 3 ba · sleeps 14 · 1.3 mi

    Revenue $59,031ADR $351Occ ≈ 46%5★ (19)

    AirbnbVrbo

  • Lakeview Lodge

    Cabin · 4 bd · 3 ba · sleeps 6 · 1.3 mi

    Revenue $21,784ADR $197Occ ≈ 30%4.5★ (62)

    AirbnbVrbo

  • Crescent Moon on the River

    Vacation home · 4 bd · 3 ba · sleeps 10 · 1.4 mi

    Revenue $66,020ADR $515Occ ≈ 35%—

    Booking

  • Enchanted Ridge Retreat

    House · 4 bd · 3.5 ba · sleeps 10 · 2.0 mi

    Revenue $66,466ADR $300Occ ≈ 61%5★ (100)

    AirbnbVrbo

  • 4 bedroom Loft Apartment in Ellijay for up to 20

    Guest house · 4 bd · 3 ba · sleeps 16 · 2.2 mi

    Revenue $33,469ADR $213Occ ≈ 43%4.8★ (106)

    AirbnbVrbo

Show all 14 comps

  • Luxury Cabin | Hot Tub | Pool | Game Room

    House · 4 bd · 3 ba · sleeps 10 · 2.2 mi

    Revenue $49,355ADR $442Occ ≈ 31%5★ (13)

    AirbnbVrbo

  • Modern, spacious,4 bedroom retreat-Sleeps up to 14

    Condominium (condo) · 4 bd · 2 ba · sleeps 14 · 2.2 mi

    Revenue $24,499ADR $311Occ ≈ 22%4.9★ (35)

    Airbnb

  • Summit Comfort- Community Pool, Air Hockey, Views!

    Cabin · 4 bd · 3 ba · sleeps 8 · 2.3 mi

    Revenue $20,507ADR $373Occ ≈ 15%5★ (3)

    AirbnbVrbo

  • MTN Cabin | Sleeps 10 | Hot Tub | Mountain Retreat

    Cabin · 4 bd · 3 ba · sleeps 10 · 2.3 mi

    Revenue $56,991ADR $269Occ ≈ 58%5★ (182)

    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
Term

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

Est. revenue

$42,202

NOI

$15,668

Cash flow /mo

-$2,466

Cash needed

$226,000

Cash-on-cash

-13.1%

ROE (yr 1)

-1.8%

Cap rate

2.2%

DSCR

0.35

Year-1 write-off

$166,568

Year-1 tax shield @ 32%

$53,302

Year-1 return on equity

  • Cash flow (annual)-$29,596
  • Principal paydown$4,581
  • Appreciation at%$21,000
ROE-1.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)21.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,440
  • Platform fees (3% of revenue)$1,266
  • Maintenance / capex (5% of revenue)$2,110
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,957
  • Insurance (STR-rated)$7,560

Cash needed to close

  • Down payment (25%)$175,000
  • Closing costs (4.0%)$28,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$53,302

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

$545,000

Short-life (5/15-yr)

$142,000 · 26%

Year-1 deduction

$167,000

Year-1 tax shield @ 32%

$53,000

Land 22% (county tax record, market value split) · building $402,000 over 39 years · new furniture $23,000

Based on: 2,983 sq ft, built 1973, 4 bd / 3 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $104,000 in year 1 (15% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,400

  • Kitchen cabinetsdefault

    $12,300 new × 40% good × 2.21 allocation

    $10,900

  • Kitchen countertopsdefault

    $10,100 new × 40% good × 2.21 allocation

    $8,900

  • Decorative trimdefault

    $5,200 new × 40% good × 2.21 allocation

    $4,600

  • Mirrorsdefault

    $500 new × 40% good × 2.21 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 2.21 allocation

    $1,300

  • Window coverings (30)default

    $7,500 new × 40% good × 2.21 allocation

    $6,600

  • Carpet, vinyl & laminate (50% of floors)listing

    $9,600 new × 40% good × 2.21 allocation

    $8,500

  • Kitchen & laundry equipment plumbingdefault

    $9,600 new × 40% good × 2.21 allocation

    $8,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,800 new × 40% good × 2.21 allocation

    $5,100

  • Appliances (dishwasher, refrigerator, washer, dryer)listing

    $5,200 new × 40% good × 2.21 allocation

    $4,600

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$82,900

  • Paving: driveway & walks (paved)default

    $11,300 new × 50% good × 2.21 allocation

    $12,500

  • Landscaping (typical)default

    $10,900 new × 50% good × 2.21 allocation

    $12,000

  • Patioslisting

    $13,400 new × 50% good × 2.21 allocation

    $14,800

  • Decks & porches (attached)listing

    $33,600 new × 50% good × 2.21 allocation

    $37,000

  • Fencinglisting

    $6,000 new × 50% good × 2.21 allocation

    $6,600
Building, 39-year$402,400

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

    $324,000 new × 40% good × 2.21 allocation

    $285,800

  • Building plumbing & fixturesdefault

    $33,600 new × 40% good × 2.21 allocation

    $29,700

  • Building electrical & lightingdefault

    $35,100 new × 40% good × 2.21 allocation

    $30,900

  • HVACdefault

    $33,600 new × 40% good × 2.21 allocation

    $29,600

  • Hardwood & tile floorsdefault

    $9,600 new × 40% good × 2.21 allocation

    $8,500

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.21 allocation

    $4,600

  • Septic systemlisting

    $12,000 new × 50% good × 2.21 allocation

    $13,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$82,400$82,900$1,300$166,600
2$0$0$10,300$10,300
3$0$0$10,300$10,300
4$0$0$10,300$10,300
5$0$0$10,300$10,300
6+$0$0$359,800$359,800
Total$82,400$82,900$402,400$567,600

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.