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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

3359 Newport Dr

3359 Newport Dr

Ellijay, GA 30540

$995,000

5 bd · 3 ba · 2,277 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

2023

Sqft

2,277

Lot sqft

69,696

HOA / mo

None

Furnished

Yes

List date

2026-11-11T14:04:50.000000Z

Revenue

Annual revenue

$55,341

ADR

$359

Occupancy

42%

Cleaning fees (12 mo)

$13,216

Confidence

Low (50.76), 12 comps

Comp revenue range (p25 / median / p75)

$25,482$50,260$62,409

Median revenue of shown comps: $49,358

  • Stunning River Views | Lux | Hot Tub | Sleeps 12

    Cabin · 5 bd · 3 ba · sleeps 12 · 13 ft

    Revenue $57,127ADR $385Occ ≈ 41%5★ (43)

    AirbnbVrbo

  • 4 BR+Loft, Fireplace, Hot Tub & Game Rm

    Cabin · 5 bd · 3 ba · sleeps 12 · 312 ft

    Revenue $94,836ADR $437Occ ≈ 59%5★ (198)

    AirbnbVrbo

  • Noah's Ark-spacious cozy cabin w/HOT TUB & firepit

    Cabin · 5 bd · 3.5 ba · sleeps 16 · 0.3 mi

    Revenue $21,450ADR $401Occ ≈ 15%4.9★ (75)

    AirbnbVrbo

  • Easy River Tubing from the YARD-Full Cabin-Sleeps

    Cabin · 5 bd · 3 ba · sleeps 12 · 0.3 mi

    Revenue $78,255ADR $368Occ ≈ 58%4.8★ (69)

    AirbnbVrbo

  • Jakes Hideaway- 5/3 Hot Tub, Pool table

    Cabin · 5 bd · 3 ba · sleeps 12 · 0.4 mi

    Revenue $26,253ADR $189Occ ≈ 38%4.6★ (80)

    AirbnbVrbo

  • Jake's Hideaway by Mountain Resort Cabin Rentals | 5 BDR, Dog Friendly, in Coosawattee River Resort

    Cabin · 5 bd · 3 ba · sleeps 12 · 0.4 mi

    Revenue $46,474ADR $347Occ ≈ 37%5★ (1)

    Vrbo

  • Riverbend Lodge

    Cabin · 5 bd · 3.5 ba · sleeps 12 · 0.5 mi

    Revenue $52,242ADR $601Occ ≈ 24%5★ (80)

    AirbnbVrbo

  • River tunes at its best panoramic views just steps away from the river

    House · 5 bd · 3 ba · sleeps 12 · 0.6 mi

    Revenue $21,287ADR $305Occ ≈ 19%5★ (14)

    Vrbo

  • Bear Feet Cabin- Kid & Pet Friendly/Hot Tub/FP/Game Room

    Cabin · 5 bd · 3 ba · sleeps 14 · 0.6 mi

    Revenue $23,167ADR $0Occ ≈ ——

    Delisted

  • Riverside/HotTub/Firepit/Kayak/Indoor-Outdoor Pool

    Cabin · 5 bd · 3.5 ba · sleeps 12 · 0.8 mi

    Revenue $53,037ADR $341Occ ≈ 43%4.9★ (35)

    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
Term

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$55,341

NOI

$21,557

Cash flow /mo

-$3,643

Cash needed

$288,550

Cash-on-cash

-15.2%

ROE (yr 1)

-2.6%

Cap rate

2.2%

DSCR

0.33

Year-1 write-off

$225,062

Year-1 tax shield @ 32%

$72,020

Year-1 return on equity

  • Cash flow (annual)-$43,716
  • Principal paydown$6,321
  • Appreciation at%$29,850
ROE-2.6%

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)$11,068
  • Platform fees (3% of revenue)$1,660
  • Maintenance / capex (5% of revenue)$2,767
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,343
  • Insurance (STR-rated)$10,746

Cash needed to close

  • Down payment (25%)$248,750
  • Closing costs (4.0%)$39,800
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$72,020

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

$956,000

Short-life (5/15-yr)

$224,000 · 23%

Year-1 deduction

$225,000

Year-1 tax shield @ 32%

$72,000

Land 4% (county tax record, market value split) · building $732,000 over 39 years

Based on: 2,277 sq ft, built 2023, 5 bd / 3 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $126,000 in year 1 (13% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$133,300

  • Kitchen cabinetsdefault

    $10,800 new × 88% good × 2.23 allocation

    $21,100

  • Kitchen countertopsdefault

    $8,800 new × 88% good × 2.23 allocation

    $17,300

  • Decorative trimdefault

    $4,000 new × 88% good × 2.23 allocation

    $7,800

  • Mirrorsdefault

    $500 new × 75% good × 2.23 allocation

    $800

  • Shelvingdefault

    $1,800 new × 88% good × 2.23 allocation

    $3,500

  • Window coverings (23)default

    $5,800 new × 70% good × 2.23 allocation

    $9,000

  • Carpet, vinyl & laminate (33% of floors)listing

    $4,900 new × 75% good × 2.23 allocation

    $8,200

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 94% good × 2.23 allocation

    $17,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 94% good × 2.23 allocation

    $10,600

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

    $7,700 new × 75% good × 2.23 allocation

    $12,900

  • Hot tub (freestanding)listing

    $9,000 new × 70% good × 2.23 allocation

    $14,000

  • Furniture conveyed with the sale (used)listing

    $26,500 new × 40% good · out of the price

    $10,600
15-year land improvements$90,900

  • Paving: driveway & walks (paved)default

    $9,900 new × 88% good × 2.23 allocation

    $19,400

  • Landscaping (typical)default

    $9,500 new × 88% good × 2.23 allocation

    $18,600

  • Patiosdefault

    $2,200 new × 88% good × 2.23 allocation

    $4,400

  • Decks & porches (attached)listing

    $25,600 new × 85% good × 2.23 allocation

    $48,500
Building, 39-year$731,500

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

    $246,500 new × 95% good × 2.23 allocation

    $521,600

  • Building plumbing & fixturesdefault

    $25,600 new × 94% good × 2.23 allocation

    $53,700

  • Building electrical & lightingdefault

    $26,100 new × 94% good × 2.23 allocation

    $54,700

  • HVACdefault

    $25,700 new × 85% good × 2.23 allocation

    $48,600

  • Hardwood & tile floorsdefault

    $9,800 new × 88% good × 2.23 allocation

    $19,100

  • Fireplaces (2)listing

    $5,300 new × 88% good × 2.23 allocation

    $10,300

  • Septic systemlisting

    $12,000 new × 88% good × 2.23 allocation

    $23,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$133,300$90,900$800$225,100
2$0$0$18,800$18,800
3$0$0$18,800$18,800
4$0$0$18,800$18,800
5$0$0$18,800$18,800
6+$0$0$655,700$655,700
Total$133,300$90,900$731,500$955,800

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.