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

158 Bamby Ln

Ellijay, GA 30540

$299,900

2 bd · 2 ba · 1,200 sqft · Listed 24d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

1999

Sqft

1,200

Lot sqft

46,174

HOA / mo

$99

Furnished

List date

2026-09-03T18:28:01.000000Z

Revenue

Annual revenue

$31,544

ADR

$186

Occupancy

46%

Cleaning fees (12 mo)

$7,744

Confidence

Low (28.43), 17 comps

Comp revenue range (p25 / median / p75)

$14,114$22,411$41,494

Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $22,411ADR $579Occ ≈ 11%4.8★ (28)
Airbnb
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY
Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $23,249ADR $306Occ ≈ 21%5★ (113)
Airbnb Vrbo
River View Getaway by 2DC
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $36,345ADR $212Occ ≈ 47%5★ (100)
Airbnb Vrbo Booking
Mountain Romance - Hot Tub - River Walk
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $14,114ADR $243Occ ≈ 16%5★ (13)
Airbnb Vrbo Booking
Modern Cabin, Forest Deck and Deer Everywhere
Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $28,199ADR $254Occ ≈ 30%5★ (1)
Airbnb Vrbo
NEW! Slow Forest Cabin Blue Ridge | Deer Sun Rest
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $22,310ADR $221Occ ≈ 28%5★ (20)
Airbnb
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Airbnb
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $56,770ADR $269Occ ≈ 58%5★ (131)
Airbnb Vrbo
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
Airbnb
Cabin River Retreat / Hot Tub / Blue Ridge Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $52,071ADR $274Occ ≈ 52%5★ (51)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house	2 bd · 1 ba · sleeps 4	$22,411	$579	11%	4.8★ (28)	0.4 mi	Airbnb
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY Cabin	2 bd · 2 ba · sleeps 5	$23,249	$306	21%	5★ (113)	0.4 mi	Airbnb Vrbo
River View Getaway by 2DC House	2 bd · 2 ba · sleeps 4	$36,345	$212	47%	5★ (100)	0.5 mi	Airbnb Vrbo Booking
Mountain Romance - Hot Tub - River Walk House	2 bd · 2 ba · sleeps 4	$14,114	$243	16%	5★ (13)	0.5 mi	Airbnb Vrbo Booking
Modern Cabin, Forest Deck and Deer Everywhere Cabin	2 bd · 1 ba · sleeps 6	$28,199	$254	30%	5★ (1)	0.6 mi	Airbnb Vrbo
NEW! Slow Forest Cabin Blue Ridge \| Deer Sun Rest Cabin	2 bd · 2 ba · sleeps 6	$22,310	$221	28%	5★ (20)	0.6 mi	Airbnb
Care Bears Cottage Camper/RV	2 bd · 1 ba · sleeps 5	$1,435	$128	3%	4.8★ (12)	0.6 mi	Airbnb
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards Cabin	2 bd · 2 ba · sleeps 6	$56,770	$269	58%	5★ (131)	0.6 mi	Airbnb Vrbo
Relax camping in the mountains! Camper/RV	2 bd · 1 ba · sleeps 5	$2,433	$172	4%	5★ (8)	0.6 mi	Airbnb
Cabin River Retreat / Hot Tub / Blue Ridge Mtns Cabin	2 bd · 2 ba · sleeps 8	$52,071	$274	52%	5★ (51)	0.7 mi	Airbnb Vrbo Booking

Show all 17 comps

Killin Time River Cabin
Cabin · 2 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $8,357ADR $0Occ ≈ —5★ (24)
Airbnb Vrbo
Sauna -Jumbo Hot Tub w TV- Resort -Privacy- 5 Star
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.7 mi
Revenue $41,494ADR $262Occ ≈ 43%5★ (68)
Airbnb Vrbo
Saxonville Lodgehouse
Farm stay · 2 bd · 1.5 ba · sleeps 7 · 0.7 mi
Revenue $4,158ADR $113Occ ≈ 10%4.9★ (10)
Airbnb Vrbo
Moon River | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $53,127ADR $335Occ ≈ 43%4.8★ (36)
Airbnb Vrbo
3 BR home with access to community amenities
House · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $17,305ADR $208Occ ≈ 23%—
Airbnb Vrbo Booking
Deer River Retreat | Waterfront in Coosawattee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $55,317ADR $265Occ ≈ 57%4.8★ (123)
Airbnb Vrbo
Riverfront Cottage In The Coosawattee Resort.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $15,764ADR $246Occ ≈ 18%5★ (8)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Killin Time River Cabin Cabin	2 bd · 2 ba · sleeps 7	$8,357	$0	—	5★ (24)	0.7 mi	Airbnb Vrbo
Sauna -Jumbo Hot Tub w TV- Resort -Privacy- 5 Star Cabin	2 bd · 2.5 ba · sleeps 8	$41,494	$262	43%	5★ (68)	0.7 mi	Airbnb Vrbo
Saxonville Lodgehouse Farm stay	2 bd · 1.5 ba · sleeps 7	$4,158	$113	10%	4.9★ (10)	0.7 mi	Airbnb Vrbo
Moon River \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$53,127	$335	43%	4.8★ (36)	0.7 mi	Airbnb Vrbo
3 BR home with access to community amenities House	2 bd · 2 ba · sleeps 6	$17,305	$208	23%	—	0.7 mi	Airbnb Vrbo Booking
Deer River Retreat \| Waterfront in Coosawattee Cabin	2 bd · 2 ba · sleeps 6	$55,317	$265	57%	4.8★ (123)	0.7 mi	Airbnb Vrbo
Riverfront Cottage In The Coosawattee Resort. Cabin	2 bd · 2 ba · sleeps 6	$15,764	$246	18%	5★ (8)	0.8 mi	Airbnb Vrbo Booking

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

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

Est. revenue

$31,544

NOI

$12,782

Cash flow /mo

-$551

Cash needed

$102,971

Cash-on-cash

-6.4%

ROE (yr 1)

4.2%

Cap rate

4.3%

DSCR

0.66

Year-1 write-off

$93,649

Year-1 tax shield @ 32%

$29,968

Year-1 return on equity

Cash flow (annual)-$6,611
Principal paydown$1,963
Appreciation at%$8,997

ROE4.2%

ROE incl. year-1 tax savings (32% bracket, STR loophole)33.3%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$6,309
Platform fees (3% of revenue)$946
Maintenance / capex (5% of revenue)$1,577
Utilities & supplies$4,200
HOA$1,188
Property tax$1,303
Insurance (STR-rated)$3,239

Cash needed to close

Down payment (25%)$74,975
Closing costs (4.0%)$11,996
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$29,968

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

$290,000

Short-life (5/15-yr)

$77,000 · 27%

Year-1 deduction

$94,000

Year-1 tax shield @ 32%

$30,000

Land 3% (county tax record, market value split) · building $213,000 over 39 years · new furniture $16,000

Based on: 1,200 sq ft, built 1999, 2 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $63,000 in year 1 (16% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$55,000

Kitchen cabinetsdefault
$8,400 new × 40% good × 2.18 allocation
$7,400
Kitchen countertopsdefault
$6,900 new × 40% good × 2.18 allocation
$6,000
Decorative trimdefault
$2,100 new × 40% good × 2.18 allocation
$1,800
Mirrorsdefault
$300 new × 40% good × 2.18 allocation
$300
Shelvingdefault
$900 new × 40% good × 2.18 allocation
$800
Window coverings (12)default
$3,000 new × 40% good × 2.18 allocation
$2,600
Carpet, vinyl & laminate (50% of floors)listing
$3,900 new × 40% good × 2.18 allocation
$3,400
Kitchen & laundry equipment plumbingdefault
$6,600 new × 46% good × 2.18 allocation
$6,600
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 46% good × 2.18 allocation
$4,000
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.18 allocation
$6,100
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$38,000

Paving: driveway & walks (paved)default
$7,200 new × 50% good × 2.18 allocation
$7,800
Landscaping (typical)default
$6,900 new × 50% good × 2.18 allocation
$7,500
Patiosdefault
$1,200 new × 50% good × 2.18 allocation
$1,300
Decks & porches (attached)listing
$13,500 new × 50% good × 2.18 allocation
$14,700
Fencinglisting
$6,000 new × 50% good × 2.18 allocation
$6,600

Building, 39-year$212,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,900 new × 55% good × 2.18 allocation
$156,100
Building plumbing & fixturesdefault
$13,500 new × 46% good × 2.18 allocation
$13,500
Building electrical & lightingdefault
$12,500 new × 46% good × 2.18 allocation
$12,500
HVACdefault
$13,500 new × 40% good × 2.18 allocation
$11,800
Hardwood & tile floorsdefault
$3,900 new × 40% good × 2.18 allocation
$3,400
Fireplacelisting
$2,600 new × 40% good × 2.18 allocation
$2,300
Septic systemlisting
$12,000 new × 50% good × 2.18 allocation
$13,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$55,000	$38,000	$700	$93,600
2	$0	$0	$5,500	$5,500
3	$0	$0	$5,500	$5,500
4	$0	$0	$5,500	$5,500
5	$0	$0	$5,500	$5,500
6+	$0	$0	$190,300	$190,300
Total	$55,000	$38,000	$212,800	$305,800

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: 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.