STR Yield
← Back to deals
MortgageCash

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

158 Beaver Lake Dr

158 Beaver Lake Dr

Ellijay, GA 30540

$450,000

3 bd · 3.5 ba · 2,548 sqft · Listed 18d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1984

Sqft

2,548

Lot sqft

87,120

HOA / mo

$99

Furnished

No

List date

2026-09-09T00:50:57.000000Z

Revenue

Annual revenue

$27,012

ADR

$202

Occupancy

37%

Cleaning fees (12 mo)

$6,318

Confidence

Low (5.78), 11 comps

Comp revenue range (p25 / median / p75)

$6,231$14,049$34,589

  • Empress Tree Lodge - HotTub/Sauna/FirePit/Sleeps10

    House · 3 bd · 3 ba · sleeps 10 · 0.2 mi

    Revenue $29,859ADR $330Occ ≈ 25%4.8★ (27)

    AirbnbVrbo

  • Ellijay Escape: Hike, Shop, Explore & More!

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi

    Revenue $14,049ADR $187Occ ≈ 21%4.4★ (13)

    AirbnbVrboBooking

  • Peaceful & Spacious Modern Cabin w/ Hot Tub

    Chalet · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi

    Revenue $39,319ADR $232Occ ≈ 46%5★ (106)

    AirbnbVrboBooking

  • Maple Summit Ellijay

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $3,184ADR $318Occ ≈ 3%5★ (1)

    Airbnb

  • Summit Chalet Retreat

    Cabin · 3 bd · 3.5 ba · sleeps 9 · 0.4 mi

    Revenue $5,188ADR $162Occ ≈ 9%5★ (3)

    Airbnb

  • Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $7,517ADR $309Occ ≈ 7%5★ (1)

    Vrbo

  • 3 BR home with outdoor deck and serene views

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $2,730ADR $273Occ ≈ 3%—

    AirbnbVrboBooking

  • Summit Chalet | Cabin in Ellijay with deck, grill, pools, tennis, game room, W/D

    Cabin · 3 bd · 3.5 ba · sleeps 9 · 0.5 mi

    Revenue $23,021ADR $203Occ ≈ 31%2.5★ (2)

    Vrbo

  • New Build Rustic Stay! Hot Tub|Fire Pit|Game Room

    Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.6 mi

    Revenue $45,673ADR $320Occ ≈ 39%5★ (94)

    AirbnbVrboBooking

  • Resort Cabin w/Hot Tub, Firepit Mins to DT Ellijay

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $7,273ADR $421Occ ≈ 5%5★ (62)

    AirbnbVrbo

Show all 11 comps

  • Cabin w/Hot Tub, Sauna, Firepits, Resort Amenities

    House · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $66,080ADR $317Occ ≈ 57%5★ (39)

    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
Term

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

Est. revenue

$27,012

NOI

$8,489

Cash flow /mo

-$1,718

Cash needed

$150,000

Cash-on-cash

-13.7%

ROE (yr 1)

-2.8%

Cap rate

1.9%

DSCR

0.29

Year-1 write-off

$123,756

Year-1 tax shield @ 32%

$39,602

Year-1 return on equity

  • Cash flow (annual)-$20,610
  • Principal paydown$2,945
  • Appreciation at%$13,500
ROE-2.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)23.6%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$5,402
  • Platform fees (3% of revenue)$810
  • Maintenance / capex (5% of revenue)$1,351
  • Utilities & supplies$4,200
  • HOA$1,188
  • Property tax$712
  • Insurance (STR-rated)$4,860

Cash needed to close

  • Down payment (25%)$112,500
  • Closing costs (4.0%)$18,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,602

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

$437,000

Short-life (5/15-yr)

$103,000 · 24%

Year-1 deduction

$124,000

Year-1 tax shield @ 32%

$40,000

Land 3% (county tax record, market value split) · building $334,000 over 39 years · new furniture $20,000

Based on: 2,548 sq ft, built 1984, 3 bd / 3.5 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $71,000 in year 1 (12% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$62,100

  • Kitchen cabinetsdefault

    $11,400 new × 40% good × 2.10 allocation

    $9,600

  • Kitchen countertopsdefault

    $9,300 new × 40% good × 2.10 allocation

    $7,800

  • Decorative trimdefault

    $4,500 new × 40% good × 2.10 allocation

    $3,700

  • Mirrorsdefault

    $500 new × 40% good × 2.10 allocation

    $400

  • Shelvingdefault

    $1,200 new × 40% good × 2.10 allocation

    $1,000

  • Window coverings (25)default

    $6,300 new × 40% good × 2.10 allocation

    $5,200

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 40% good × 2.10 allocation

    $7,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 40% good × 2.10 allocation

    $4,500

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 40% good × 2.10 allocation

    $2,900

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$60,600

  • Paving: driveway & walks (paved)default

    $10,500 new × 50% good × 2.10 allocation

    $11,000

  • Landscaping (typical)default

    $10,100 new × 50% good × 2.10 allocation

    $10,600

  • Patiosdefault

    $2,500 new × 50% good × 2.10 allocation

    $2,600

  • Decks & porches (attached)listing

    $28,700 new × 50% good × 2.10 allocation

    $30,100

  • Fencinglisting

    $6,000 new × 50% good × 2.10 allocation

    $6,300
Building, 39-year$333,900

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

    $276,800 new × 40% good × 2.10 allocation

    $232,300

  • Building plumbing & fixturesdefault

    $28,700 new × 40% good × 2.10 allocation

    $24,100

  • Building electrical & lightingdefault

    $29,600 new × 40% good × 2.10 allocation

    $24,800

  • HVACdefault

    $28,700 new × 40% good × 2.10 allocation

    $24,100

  • Hardwood & tile floorsdefault

    $16,400 new × 40% good × 2.10 allocation

    $13,800

  • Fireplacelisting

    $2,600 new × 40% good × 2.10 allocation

    $2,200

  • Septic systemlisting

    $12,000 new × 50% good × 2.10 allocation

    $12,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$62,100$60,600$1,100$123,800
2$0$0$8,600$8,600
3$0$0$8,600$8,600
4$0$0$8,600$8,600
5$0$0$8,600$8,600
6+$0$0$298,600$298,600
Total$62,100$60,600$333,900$456,600

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.