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

1274 Little Rock Creek Rd

Ellijay, GA 30522

$399,900

3 bd · 3 ba · 1,540 sqft · Listed 50d ago

View on Realtor.com →

Negative cash flow

Year built

1987

Sqft

1,540

Lot sqft

207,781

HOA / mo

None

Furnished

List date

2026-09-23T01:39:41.000000Z

Revenue

Annual revenue

$28,554

ADR

$161

Occupancy

49%

Cleaning fees (12 mo)

$6,379

Confidence

Med (55.24), 15 comps

Comp revenue range (p25 / median / p75)

$22,307$27,744$37,145

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

Median revenue of shown comps: $27,744

Summer special! Private creekside cabin w/ hot tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $39,130ADR $157Occ ≈ 68%4.9★ (261)
Airbnb Vrbo Booking
Calm retreat with Hot Tub, Firepit
Cabin · 4 bd · 2 ba · sleeps 9 · 0.3 mi
Revenue $4,457ADR $193Occ ≈ 6%4.6★ (21)
Delisted
Sophisticated 3BR Cabin • Luxury, Decks & Firepits
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $19,799ADR $227Occ ≈ 24%4.6★ (18)
Airbnb Vrbo Booking
Black Bear Hollow, your perfect 2bed 2bath escape in Cherry Log, Georgia!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $35,804ADR $217Occ ≈ 45%4.9★ (50)
Vrbo
Beary Irresistable - Hot tub & Prime Location!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $27,744ADR $188Occ ≈ 40%4.9★ (343)
Airbnb Vrbo
The Hilltop Hideaway
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $24,814ADR $96Occ ≈ 71%4.9★ (153)
Airbnb
Boujee Moose -new, hot tub, dog friendly, fire pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $45,568ADR $238Occ ≈ 52%4.8★ (60)
Airbnb Booking
Creek Song Retreat • Fire Pit •Hot Tub •BBQ
Cabin · 4 bd · 2 ba · sleeps 9 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $38,485ADR $195Occ ≈ 54%5★ (31)
Airbnb
Private retreat located midway between Blue Ridge and Ellijay.
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $9,522ADR $340Occ ≈ 8%—
Delisted
Treehouse At Rock Creek | Cherry Log, Ga
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $52,280ADR $294Occ ≈ 49%4.8★ (19)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Summer special! Private creekside cabin w/ hot tub Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 6	$39,130	$157	68%	4.9★ (261)	0.2 mi	Airbnb Vrbo Booking
Calm retreat with Hot Tub, Firepit Cabin	4 bd · 2 ba · sleeps 9	$4,457	$193	6%	4.6★ (21)	0.3 mi	Delisted
Sophisticated 3BR Cabin • Luxury, Decks & Firepits Cabin A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$19,799	$227	24%	4.6★ (18)	0.4 mi	Airbnb Vrbo Booking
Black Bear Hollow, your perfect 2bed 2bath escape in Cherry Log, Georgia! Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$35,804	$217	45%	4.9★ (50)	0.4 mi	Vrbo
Beary Irresistable - Hot tub & Prime Location! Cabin Hot tub A/C Free parking Wifi +3	2 bd · 2 ba · sleeps 4	$27,744	$188	40%	4.9★ (343)	0.4 mi	Airbnb Vrbo
The Hilltop Hideaway Cabin A/C Free parking Wifi Kitchen +2	2 bd · 2 ba · sleeps 6	$24,814	$96	71%	4.9★ (153)	0.4 mi	Airbnb
Boujee Moose -new, hot tub, dog friendly, fire pit Cabin	2 bd · 2 ba · sleeps 4	$45,568	$238	52%	4.8★ (60)	0.5 mi	Airbnb Booking
Creek Song Retreat • Fire Pit •Hot Tub •BBQ Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 2 ba · sleeps 9	$38,485	$195	54%	5★ (31)	0.5 mi	Airbnb
Private retreat located midway between Blue Ridge and Ellijay. Cabin	3 bd · 3 ba · sleeps 9	$9,522	$340	8%	—	0.5 mi	Delisted
Treehouse At Rock Creek \| Cherry Log, Ga Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 4	$52,280	$294	49%	4.8★ (19)	0.5 mi	Airbnb Vrbo

Show 5 more

"Hidden Ridge Hideaway" Gilmer Co STRL # 001598
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $30,426ADR $151Occ ≈ 55%5★ (209)
Airbnb Vrbo
Cherry Blooms in Cherry Log; Hot tub Fire pit
Cabin · 4 bd · 2 ba · sleeps 8 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $34,668ADR $222Occ ≈ 43%4.9★ (9)
Airbnb Vrbo
Cabin with Breathtaking Mountain View & Hot Tub!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $25,083ADR $206Occ ≈ 33%5★ (58)
Airbnb Vrbo
Private Fire Pit View of Blue Ridge Mountains.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $26,479ADR $133Occ ≈ 55%4.8★ (322)
Airbnb Vrbo
Private Cabin, Deck and Views Blue Ridge Mountains
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $17,623ADR $124Occ ≈ 39%4.8★ (429)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
"Hidden Ridge Hideaway" Gilmer Co STRL # 001598 Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$30,426	$151	55%	5★ (209)	0.6 mi	Airbnb Vrbo
Cherry Blooms in Cherry Log; Hot tub Fire pit Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 2 ba · sleeps 8	$34,668	$222	43%	4.9★ (9)	0.6 mi	Airbnb Vrbo
Cabin with Breathtaking Mountain View & Hot Tub! Cabin Hot tub A/C Free parking Wifi +4	2 bd · 2 ba · sleeps 4	$25,083	$206	33%	5★ (58)	0.7 mi	Airbnb Vrbo
Private Fire Pit View of Blue Ridge Mountains. Cabin A/C Free parking Pets OK Wifi +4	2 bd · 2 ba · sleeps 6	$26,479	$133	55%	4.8★ (322)	0.7 mi	Airbnb Vrbo
Private Cabin, Deck and Views Blue Ridge Mountains Cabin A/C Free parking Pets OK Wifi +5	2 bd · 2 ba · sleeps 6	$17,623	$124	39%	4.8★ (429)	0.7 mi	Airbnb

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

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

Est. revenue

$28,554

NOI

$9,479

Cash flow /mo

-$1,396

Cash needed

$135,471

Cash-on-cash

-12.4%

ROE (yr 1)

-1.6%

Cap rate

2.4%

DSCR

0.36

Year-1 write-off

$110,145

Year-1 tax shield @ 32%

$35,246

Year-1 return on equity

Cash flow (annual)-$16,755
Principal paydown$2,540
Appreciation at%$11,997

ROE-1.6%

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)$5,711
Platform fees (3% of revenue)$857
Maintenance / capex (5% of revenue)$1,428
Utilities & supplies$4,200
HOA$0
Property tax$2,561
Insurance (STR-rated)$4,319

Cash needed to close

Down payment (25%)$99,975
Closing costs (4.0%)$15,996
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$35,246

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

$340,000

Short-life (5/15-yr)

$90,000 · 26%

Year-1 deduction

$110,000

Year-1 tax shield @ 32%

$35,000

Land 15% (county tax record, market value split) · building $250,000 over 39 years · new furniture $20,000

Based on: 1,540 sq ft, built 1987, 3 bd / 3 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $67,000 in year 1 (14% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$62,400

Kitchen cabinetsdefault
$9,200 new × 40% good × 2.54 allocation
$9,300
Kitchen countertopsdefault
$7,500 new × 40% good × 2.54 allocation
$7,600
Decorative trimdefault
$2,700 new × 40% good × 2.54 allocation
$2,700
Mirrorsdefault
$500 new × 40% good × 2.54 allocation
$500
Shelvingdefault
$1,200 new × 40% good × 2.54 allocation
$1,200
Window coverings (15)default
$3,800 new × 40% good × 2.54 allocation
$3,800
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.54 allocation
$7,300
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.54 allocation
$4,400
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 2.54 allocation
$6,100
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$46,900

Paving: driveway & walks (paved)default
$8,100 new × 50% good × 2.54 allocation
$10,300
Landscaping (minimal)listing
$3,900 new × 50% good × 2.54 allocation
$5,000
Patiosdefault
$1,500 new × 50% good × 2.54 allocation
$1,900
Decks & porches (attached)listing
$17,300 new × 50% good × 2.54 allocation
$22,000
Fencinglisting
$6,000 new × 50% good × 2.54 allocation
$7,600

Building, 39-year$249,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,600 new × 40% good × 2.54 allocation
$169,400
Building plumbing & fixturesdefault
$17,300 new × 40% good × 2.54 allocation
$17,600
Building electrical & lightingdefault
$16,800 new × 40% good × 2.54 allocation
$17,100
HVACdefault
$17,300 new × 40% good × 2.54 allocation
$17,600
Hardwood & tile floorsdefault
$9,900 new × 40% good × 2.54 allocation
$10,100
Fireplacelisting
$2,600 new × 40% good × 2.54 allocation
$2,700
Septic systemlisting
$12,000 new × 50% good × 2.54 allocation
$15,300

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	$62,400	$46,900	$800	$110,100
2	$0	$0	$6,400	$6,400
3	$0	$0	$6,400	$6,400
4	$0	$0	$6,400	$6,400
5	$0	$0	$6,400	$6,400
6+	$0	$0	$223,300	$223,300
Total	$62,400	$46,900	$249,800	$359,100

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.