1760 Flat Branch Rd
Ellijay, GA 30540
$139,499
2 bd · 2 ba · Listed 1d ago
View on Realtor.com →Year built
1985
Sqft
—
Lot sqft
65,776
HOA / mo
None
Furnished
No
List date
2026-10-13T16:11:49.000000Z
Revenue
Annual revenue
$21,259
ADR
$100
Occupancy
58%
Cleaning fees (12 mo)
$1,762
Confidence
Med (54.46), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $19,171
La Petite Maison – Cottage 5@ Blue Cactus Cottages
Cottage · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $17,558ADR $164Occ ≈ 29%4.7★ (43)
Sunny Side Up Cottage 2 @ Blue Cactus Cottages
Cottage · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $12,122ADR $159Occ ≈ 21%4.8★ (55)
Thistle Patch @ Blue Cactus Cottages
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $35,088ADR $114Occ ≈ 84%4.8★ (14)
Studio A Nested Cottage 4 @Blue Cactus Cottages
Cabin · 1 bd · 1 ba · sleeps 2 · 0.4 mi
Revenue $20,783ADR $109Occ ≈ 52%4.9★ (29)
Studio B - Nested - Cottage 4 Blue Cactus Cottages
House · 1 bd · 1 ba · sleeps 2 · 0.4 mi
Revenue $12,064ADR $119Occ ≈ 28%4.8★ (35)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
La Petite Maison – Cottage 5@ Blue Cactus Cottages Cottage | 2 bd · 1 ba · sleeps 4 | $17,558 | $164 | 29% | 4.7★ (43) | 0.3 mi | Airbnb |
Sunny Side Up Cottage 2 @ Blue Cactus Cottages Cottage | 2 bd · 2 ba · sleeps 4 | $12,122 | $159 | 21% | 4.8★ (55) | 0.4 mi | Airbnb |
Thistle Patch @ Blue Cactus Cottages Cabin | 3 bd · 2 ba · sleeps 6 | $35,088 | $114 | 84% | 4.8★ (14) | 0.4 mi | Airbnb |
Studio A Nested Cottage 4 @Blue Cactus Cottages Cabin | 1 bd · 1 ba · sleeps 2 | $20,783 | $109 | 52% | 4.9★ (29) | 0.4 mi | Airbnb |
Studio B - Nested - Cottage 4 Blue Cactus Cottages House | 1 bd · 1 ba · sleeps 2 | $12,064 | $119 | 28% | 4.8★ (35) | 0.4 mi | Airbnb |
Hemingway-Blue Cactus Cottages Cottage | 3 bd · 3 ba · sleeps 6 | $31,690 | $162 | 54% | 5★ (10) | 0.4 mi | AirbnbBooking |
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
$21,259
NOI
$9,343
Cash flow /mo
$779
Cash needed
$161,079
Cash-on-cash (all cash)
5.8%
ROE (yr 1)
8.4%
Cap rate
6.7%
DSCR
—
Year-1 write-off
$31,883
Year-1 tax shield @ 32%
$10,202
Year-1 return on equity
- Cash flow (annual)$9,343
- Principal paydown (n/a, cash)$0
- Appreciation at%$4,185
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)$4,252
- Platform fees (3% of revenue)$638
- Maintenance / capex (5% of revenue)$1,063
- Utilities & supplies$4,200
- HOA$0
- Property tax$257
- Insurance (STR-rated)$1,507
Cash needed to close
- Purchase price (all cash)$139,499
- Closing costs (4.0%)$5,580
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$10,202
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
$62,000
Short-life (5/15-yr)
$16,000 · 26%
Year-1 deduction
$32,000
Year-1 tax shield @ 32%
$10,000
Land 56% (county tax record, market value split) · building $46,000 over 39 years · new furniture $16,000
Based on: ~1,400 sq ft (from beds), built 1985, 2 bd / 2 ba, unfurnished, listing features (flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $27,000 in year 1 (18% short-life, $9,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $1,900
Kitchen cabinetsdefault
$8,900 new × 40% good × 0.54 allocation
- $1,600
Kitchen countertopsdefault
$7,300 new × 40% good × 0.54 allocation
- $500
Decorative trimdefault
$2,500 new × 40% good × 0.54 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 0.54 allocation
- $200
Shelvingdefault
$900 new × 40% good × 0.54 allocation
- $700
Window coverings (14)default
$3,500 new × 40% good × 0.54 allocation
- $1,900
Carpet, vinyl & laminate (100% of floors)listing
$9,000 new × 40% good × 0.54 allocation
- $1,500
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 0.54 allocation
- $900
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 0.54 allocation
- $1,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.54 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $2,100
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 0.54 allocation
- $2,000
Landscaping (typical)default
$7,500 new × 50% good × 0.54 allocation
- $400
Patiosdefault
$1,400 new × 50% good × 0.54 allocation
- $400
Decks & porches (attached)default
$1,400 new × 50% good × 0.54 allocation
- $32,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 40% good × 0.54 allocation
- $3,400
Building plumbing & fixturesdefault
$15,700 new × 40% good × 0.54 allocation
- $3,200
Building electrical & lightingdefault
$15,000 new × 40% good × 0.54 allocation
- $3,400
HVACdefault
$15,800 new × 40% good × 0.54 allocation
- $3,200
Septic systemlisting
$12,000 new × 50% good × 0.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $27,000 | $4,800 | $0 | $31,900 |
| 2 | $0 | $0 | $1,200 | $1,200 |
| 3 | $0 | $0 | $1,200 | $1,200 |
| 4 | $0 | $0 | $1,200 | $1,200 |
| 5 | $0 | $0 | $1,200 | $1,200 |
| 6+ | $0 | $0 | $40,900 | $40,900 |
| Total | $27,000 | $4,800 | $45,700 | $77,500 |
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.