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398 Dowel Cir

398 Dowel Cir

Ellijay, GA 30540

$449,900

3 bd · 3 ba · 2,262 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2017

Sqft

2,262

Lot sqft

103,237

HOA / mo

$10

Furnished

No

List date

2026-10-24T12:54:57.000000Z

Revenue

Annual revenue

$40,592

ADR

$377

Occupancy

29%

Cleaning fees (12 mo)

$6,842

Confidence

Med (57.11), 6 comps

Comp revenue range (p25 / median / p75)

$25,424$37,876$52,849

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $37,876

  • Modern A-Frame | Private Pond, Hot Tub & Views

    House · 4 bd · 3 ba · sleeps 12 · 1.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $45,065ADR $460Occ ≈ 27%4.9★ (24)

    AirbnbVrbo

  • Ellijay Barn Cabin in North GA Mountains

    Barn · 3 bd · 3.5 ba · sleeps 8 · 1.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +4

    Revenue $59,918ADR $453Occ ≈ 36%5★ (13)

    AirbnbVrbo

  • Private Pond and Creek on 5+ acres 10 mins to town

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 1.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $20,034ADR $597Occ ≈ 9%5★ (49)

    AirbnbVrboBooking

  • Hot Tub • Fire Pit • Golf • Dog Friendly • Cabin

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 2.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $30,687ADR $380Occ ≈ 22%5★ (10)

    AirbnbVrbo

  • Cider Mill House overlooking private stream

    Cabin · 2 bd · 2 ba · sleeps 6 · 2.1 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $23,669ADR $315Occ ≈ 21%5★ (29)

    AirbnbVrbo

  • The Black Still - Hot tub-Private-Modern-Fire Pit

    Cabin · 3 bd · 3 ba · sleeps 6 · 2.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $55,444ADR $301Occ ≈ 50%5★ (31)

    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

Financing
Management

Est. revenue

$40,592

NOI

$17,686

Cash flow /mo

$1,474

Cash needed

$493,396

Cash-on-cash (all cash)

3.6%

ROE (yr 1)

6.3%

Cap rate

3.9%

DSCR

—

Year-1 write-off

$112,594

Year-1 tax shield @ 32%

$36,030

Year-1 return on equity

  • Cash flow (annual)$17,686
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,497
ROE6.3%

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)$8,118
  • Platform fees (3% of revenue)$1,218
  • Maintenance / capex (5% of revenue)$2,030
  • Utilities & supplies$4,200
  • HOA$120
  • Property tax$2,361
  • Insurance (STR-rated)$4,859

Cash needed to close

  • Purchase price (all cash)$449,900
  • Closing costs (4.0%)$17,996
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,030

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

$415,000

Short-life (5/15-yr)

$87,000 · 21%

Year-1 deduction

$113,000

Year-1 tax shield @ 32%

$36,000

Land 8% (county tax record, market value split) · building $328,000 over 39 years · new furniture $26,000

Based on: 2,262 sq ft, built 2017, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $77,000 in year 1 (12% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$75,700

  • Kitchen cabinetsdefault

    $10,800 new × 64% good × 1.20 allocation

    $8,200

  • Kitchen countertopsdefault

    $8,800 new × 64% good × 1.20 allocation

    $6,700

  • Decorative trimdefault

    $4,000 new × 64% good × 1.20 allocation

    $3,000

  • Mirrorsdefault

    $500 new × 40% good × 1.20 allocation

    $200

  • Shelvingdefault

    $1,200 new × 64% good × 1.20 allocation

    $900

  • Window coverings (23)default

    $5,800 new × 40% good × 1.20 allocation

    $2,800

  • Carpet, vinyl & laminate (100% of floors)listing

    $14,600 new × 40% good × 1.20 allocation

    $7,000

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 82% good × 1.20 allocation

    $8,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 82% good × 1.20 allocation

    $5,000

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing

    $8,100 new × 40% good × 1.20 allocation

    $3,900

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.20 allocation

    $4,300

  • 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$36,500

  • Paving: driveway & walks (paved)default

    $9,900 new × 64% good × 1.20 allocation

    $7,500

  • Landscaping (typical)default

    $9,500 new × 64% good × 1.20 allocation

    $7,300

  • Patiosdefault

    $2,200 new × 64% good × 1.20 allocation

    $1,700

  • Decks & porches (attached)listing

    $25,400 new × 55% good × 1.20 allocation

    $16,700

  • Gazebo / pergolalisting

    $5,000 new × 55% good × 1.20 allocation

    $3,300
Building, 39-year$328,000

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

    $245,500 new × 85% good × 1.20 allocation

    $249,600

  • Building plumbing & fixturesdefault

    $25,500 new × 82% good × 1.20 allocation

    $25,000

  • Building electrical & lightingdefault

    $25,900 new × 82% good × 1.20 allocation

    $25,400

  • HVACdefault

    $25,500 new × 55% good × 1.20 allocation

    $16,800

  • Fireplacelisting

    $2,600 new × 64% good × 1.20 allocation

    $2,000

  • Septic systemlisting

    $12,000 new × 64% good × 1.20 allocation

    $9,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$75,700$36,500$400$112,600
2$0$0$8,400$8,400
3$0$0$8,400$8,400
4$0$0$8,400$8,400
5$0$0$8,400$8,400
6+$0$0$294,000$294,000
Total$75,700$36,500$328,000$440,200

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.