108 Charlottes Web Ln
Ellijay, GA 30540
$299,000
3 bd · 2 ba · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
—
Lot sqft
305,791
HOA / mo
$0
Furnished
No
List date
2026-10-07T17:27:24.000000Z
Revenue
Annual revenue
$31,651
ADR
$234
Occupancy
37%
Cleaning fees (12 mo)
$6,670
Confidence
Med (66.78), 13 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $32,167
Hilltop Retreat- quiet & private, hot tub and 20 acres of wilderness.
Cabin · 3 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $21,563ADR $207Occ ≈ 29%5★ (24)
Creek front w/private pool- Apple Season is Here!
Cabin · 3 bd · 3 ba · sleeps 6 · 1.7 mi
Revenue $56,992ADR $436Occ ≈ 36%5★ (34)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Ellijay cabin, fenced yard,fireplace, firepit Cabin | 3 bd · 2 ba · sleeps 9 | $35,283 | $211 | 46% | 5★ (14) | 1.1 mi | AirbnbVrbo |
A River Runs Round It House | 3 bd · 3 ba · sleeps 9 | $21,423 | $225 | 26% | 5★ (50) | 1.2 mi | AirbnbVrbo |
Ellijay Cabin Near Apple Orchards | Pet-Friendly Cabin | 3 bd · 2 ba · sleeps 6 | $26,663 | $216 | 34% | 5★ (193) | 1.2 mi | AirbnbVrbo |
Whispering Creek-Private, hot tub, firepit Cabin | 3 bd · 3 ba · sleeps 6 | $32,167 | $256 | 34% | 4.8★ (12) | 1.3 mi | AirbnbVrboBooking |
Apple Pie Over Ellijay | Ellijay, GA Cabin | 3 bd · 2 ba · sleeps 8 | $39,882 | $410 | 27% | 4.8★ (5) | 1.4 mi | AirbnbVrbo |
Fun Family Cabin - Hot Tub - Fire Pit - Games Cabin | 3 bd · 3 ba · sleeps 9 | $33,220 | $246 | 37% | 5★ (37) | 1.4 mi | AirbnbVrbo |
Private Mountain Oasis! Hot tub, Fire Pit & Games! Cabin | 3 bd · 2 ba · sleeps 6 | $38,026 | $154 | 68% | 4.9★ (66) | 1.6 mi | AirbnbVrbo |
Creel Lodge-Waterfront-Family-Fishing-Firepit Cabin | 3 bd · 2 ba · sleeps 8 | $31,006 | $220 | 39% | 5★ (115) | 1.6 mi | AirbnbVrbo |
Hilltop Retreat- quiet & private, hot tub and 20 acres of wilderness. Cabin | 3 bd · 2 ba · sleeps 6 | $21,563 | $207 | 29% | 5★ (24) | 1.7 mi | Vrbo |
Creek front w/private pool- Apple Season is Here! Cabin | 3 bd · 3 ba · sleeps 6 | $56,992 | $436 | 36% | 5★ (34) | 1.7 mi | Airbnb |
Show 3 more
Hamil’s Haven on the Hill
Cabin · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $13,571ADR $315Occ ≈ 12%4★ (4)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hamil’s Haven on the Hill Cabin | 3 bd · 2 ba · sleeps 6 | $13,571 | $315 | 12% | 4★ (4) | 2.1 mi | Delisted |
No Neighbors | Peaceful Escape + Fireside Vibes Cabin
| 3 bd · 2 ba · sleeps 6 | $33,654 | $182 | 51% | 5★ (39) | 2.1 mi | AirbnbVrbo |
Creekside Haven – Light & Airy Escape Cottage
| 3 bd · 1.5 ba · sleeps 6 | $29,245 | $134 | 60% | 5★ (68) | 2.2 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$31,651
NOI
$15,161
Cash flow /mo
-$387
Cash needed
$106,210
Cash-on-cash
-4.4%
ROE (yr 1)
5.8%
Cap rate
5.1%
DSCR
0.77
Year-1 write-off
$27,011
Year-1 tax shield @ 32%
$8,643
Year-1 return on equity
- Cash flow (annual)-$4,641
- Principal paydown$1,862
- Appreciation at%$8,970
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)$6,330
- Platform fees (3% of revenue)$950
- Maintenance / capex (5% of revenue)$1,583
- Utilities & supplies$4,200
- HOA$0
- Property tax$199
- Insurance (STR-rated)$3,229
Cash needed to close
- Down payment (25%)$74,750
- Closing costs (4.0%)$11,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$8,643
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
$38,000
Short-life (5/15-yr)
$7,000 · 20%
Year-1 deduction
$27,000
Year-1 tax shield @ 32%
$9,000
Land 87% (county tax record, market value split) · building $30,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 1998, 3 bd / 2 ba, unfurnished, listing features (flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $25,000 in year 1 (14% short-life, $8,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $800
Kitchen cabinetsdefault
$10,000 new × 40% good × 0.21 allocation
- $700
Kitchen countertopsdefault
$8,200 new × 40% good × 0.21 allocation
- $300
Decorative trimdefault
$3,300 new × 40% good × 0.21 allocation
- $0
Mirrorsdefault
$300 new × 40% good × 0.21 allocation
- $100
Shelvingdefault
$1,200 new × 40% good × 0.21 allocation
- $400
Window coverings (19)default
$4,800 new × 40% good × 0.21 allocation
- $1,000
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 40% good × 0.21 allocation
- $700
Kitchen & laundry equipment plumbingdefault
$7,800 new × 44% good × 0.21 allocation
- $400
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 44% good × 0.21 allocation
- $700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.21 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $1,000
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 0.21 allocation
- $900
Landscaping (typical)default
$8,700 new × 50% good × 0.21 allocation
- $200
Patiosdefault
$1,900 new × 50% good × 0.21 allocation
- $200
Decks & porches (attached)default
$1,900 new × 50% good × 0.21 allocation
- $23,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 53% good × 0.21 allocation
- $2,000
Building plumbing & fixturesdefault
$21,400 new × 44% good × 0.21 allocation
- $2,000
Building electrical & lightingdefault
$21,400 new × 44% good × 0.21 allocation
- $1,800
HVACdefault
$21,400 new × 40% good × 0.21 allocation
- $1,300
Septic systemlisting
$12,000 new × 50% good × 0.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $24,700 | $2,300 | $0 | $27,000 |
| 2 | $0 | $0 | $800 | $800 |
| 3 | $0 | $0 | $800 | $800 |
| 4 | $0 | $0 | $800 | $800 |
| 5 | $0 | $0 | $800 | $800 |
| 6+ | $0 | $0 | $27,100 | $27,100 |
| Total | $24,700 | $2,300 | $30,300 | $57,200 |
The building's share of the price ($38,000) is well below our depreciated replacement cost of the home ($179,000). The land share may be overstated, or the home may need work.
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.