111 Summit View Dr
Ellijay, GA 30540
$724,900
4 bd · 3.5 ba · 3,912 sqft · Listed today
View on Realtor.com →Year built
2008
Sqft
3,912
Lot sqft
—
HOA / mo
None
Furnished
No
List date
2026-10-26T10:08:40.000000Z
Revenue
Annual revenue
$44,594
ADR
$262
Occupancy
47%
Cleaning fees (12 mo)
$6,876
Confidence
Low (24.72), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $34,363
Knight Mountain Stay
House · 4 bd · 4.5 ba · sleeps 10 · 482 ft
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $7,814ADR $370Occ ≈ 6%4.5★ (7)
Summit Comfort- Community Pool, Air Hockey, Views!
Cabin · 4 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $18,984ADR $373Occ ≈ 14%5★ (3)
Heaven Bound
Cabin · 3 bd · 3 ba · sleeps 7 · 0.4 mi
Revenue $34,363ADR $181Occ ≈ 52%4.9★ (110)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ellijay | Mountain Views | Hot Tub |Game Room House
| 4 bd · 3 ba · sleeps 10 | $56,144 | $429 | 36% | 5★ (16) | 472 ft | AirbnbVrbo |
Knight Mountain Stay House
| 4 bd · 4.5 ba · sleeps 10 | $7,814 | $370 | 6% | 4.5★ (7) | 482 ft | Airbnb |
Summit Comfort- Community Pool, Air Hockey, Views! Cabin | 4 bd · 3 ba · sleeps 8 | $18,984 | $373 | 14% | 5★ (3) | 0.2 mi | Airbnb |
Heaven Bound Cabin | 3 bd · 3 ba · sleeps 7 | $34,363 | $181 | 52% | 4.9★ (110) | 0.4 mi | Delisted |
Riverfront Cabin-Hot Tub-Mini Golf-Arcade-Fire Pit Cabin
| 3 bd · 2.5 ba · sleeps 10 | $83,374 | $373 | 61% | 5★ (59) | 0.7 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$44,594
NOI
$19,326
Cash flow /mo
-$2,405
Cash needed
$233,221
Cash-on-cash
-12.4%
ROE (yr 1)
-1.1%
Cap rate
2.7%
DSCR
0.40
Year-1 write-off
$131,426
Year-1 tax shield @ 32%
$42,056
Year-1 return on equity
- Cash flow (annual)-$28,865
- Principal paydown$4,479
- Appreciation at%$21,747
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)$8,919
- Platform fees (3% of revenue)$1,338
- Maintenance / capex (5% of revenue)$2,230
- Utilities & supplies$4,200
- HOA$0
- Property tax$753
- Insurance (STR-rated)$7,829
Cash needed to close
- Down payment (25%)$181,225
- Closing costs (4.0%)$28,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,056
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
$685,000
Short-life (5/15-yr)
$108,000 · 16%
Year-1 deduction
$131,000
Year-1 tax shield @ 32%
$42,000
Land 5% (county tax record, market value split) · building $577,000 over 39 years · new furniture $23,000
Based on: 3,912 sq ft, built 2008, 4 bd / 3.5 ba, unfurnished, listing features (deck, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $77,000 in year 1 (8% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$14,400 new × 40% good × 1.51 allocation
- $7,100
Kitchen countertopsdefault
$11,800 new × 40% good × 1.51 allocation
- $4,100
Decorative trimdefault
$6,800 new × 40% good × 1.51 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.51 allocation
- $900
Shelvingdefault
$1,500 new × 40% good × 1.51 allocation
- $5,900
Window coverings (39)default
$9,800 new × 40% good × 1.51 allocation
- $3,800
Carpet, vinyl & laminate (25% of floors)listing
$6,300 new × 40% good × 1.51 allocation
- $10,800
Kitchen & laundry equipment plumbingdefault
$11,200 new × 64% good × 1.51 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$6,800 new × 64% good × 1.51 allocation
- $4,100
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 1.51 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,800
Paving: driveway & walks (paved)default
$13,000 new × 50% good × 1.51 allocation
- $9,400
Landscaping (typical)default
$12,500 new × 50% good × 1.51 allocation
- $2,900
Patiosdefault
$3,900 new × 50% good × 1.51 allocation
- $33,300
Decks & porches (attached)listing
$44,000 new × 50% good × 1.51 allocation
- $450,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$425,500 new × 70% good × 1.51 allocation
- $42,800
Building plumbing & fixturesdefault
$44,100 new × 64% good × 1.51 allocation
- $45,400
Building electrical & lightingdefault
$46,900 new × 64% good × 1.51 allocation
- $26,700
HVACdefault
$44,100 new × 40% good × 1.51 allocation
- $11,400
Hardwood & tile floorsdefault
$18,900 new × 40% good × 1.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,300 | $55,500 | $600 | $131,400 |
| 2 | $0 | $0 | $14,800 | $14,800 |
| 3 | $0 | $0 | $14,800 | $14,800 |
| 4 | $0 | $0 | $14,800 | $14,800 |
| 5 | $0 | $0 | $14,800 | $14,800 |
| 6+ | $0 | $0 | $517,400 | $517,400 |
| Total | $75,300 | $55,500 | $577,200 | $708,000 |
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.