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

52 25th St

Ellijay, GA 30540

$135,000

2 bd · 1.5 ba · Listed 10d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

2022

Sqft

—

Lot sqft

—

HOA / mo

$99

Furnished

List date

2026-09-17T20:08:49.000000Z

Revenue

Annual revenue

$19,013

ADR

$135

Occupancy

39%

Cleaning fees (12 mo)

$4,380

Confidence

Low (20.6), 19 comps

Comp revenue range (p25 / median / p75)

$5,857$21,111$32,272

Saxonville Lodgehouse
Farm stay · 2 bd · 1.5 ba · sleeps 7 · 203 ft
Revenue $4,158ADR $113Occ ≈ 10%4.9★ (10)
Airbnb Vrbo
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 272 ft
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
Airbnb
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 413 ft
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Airbnb
Modern Cabin, Forest Deck and Deer Everywhere
Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $28,199ADR $254Occ ≈ 30%5★ (1)
Airbnb Vrbo
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $7,555ADR $314Occ ≈ 7%5★ (4)
Vrbo
NEW! Slow Forest Cabin Blue Ridge | Deer Sun Rest
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $22,310ADR $221Occ ≈ 28%5★ (20)
Airbnb
Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $22,411ADR $579Occ ≈ 11%4.8★ (28)
Airbnb
On River Time
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $21,111ADR $108Occ ≈ 54%4.8★ (105)
Airbnb Vrbo
Rustic Elegance of Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $1,667ADR $238Occ ≈ 2%4.8★ (33)
Airbnb Vrbo
NEW | HotTub | GameRoom | Firepit | Master on Main
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $46,910ADR $216Occ ≈ 60%5★ (28)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Saxonville Lodgehouse Farm stay	2 bd · 1.5 ba · sleeps 7	$4,158	$113	10%	4.9★ (10)	203 ft	Airbnb Vrbo
Relax camping in the mountains! Camper/RV	2 bd · 1 ba · sleeps 5	$2,433	$172	4%	5★ (8)	272 ft	Airbnb
Care Bears Cottage Camper/RV	2 bd · 1 ba · sleeps 5	$1,435	$128	3%	4.8★ (12)	413 ft	Airbnb
Modern Cabin, Forest Deck and Deer Everywhere Cabin	2 bd · 1 ba · sleeps 6	$28,199	$254	30%	5★ (1)	0.2 mi	Airbnb Vrbo
Dream Ridge \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$7,555	$314	7%	5★ (4)	0.3 mi	Vrbo
NEW! Slow Forest Cabin Blue Ridge \| Deer Sun Rest Cabin	2 bd · 2 ba · sleeps 6	$22,310	$221	28%	5★ (20)	0.3 mi	Airbnb
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house	2 bd · 1 ba · sleeps 4	$22,411	$579	11%	4.8★ (28)	0.3 mi	Airbnb
On River Time House	2 bd · 2 ba · sleeps 4	$21,111	$108	54%	4.8★ (105)	0.3 mi	Airbnb Vrbo
Rustic Elegance of Ellijay Cabin	2 bd · 2 ba · sleeps 6	$1,667	$238	2%	4.8★ (33)	0.3 mi	Airbnb Vrbo
NEW \| HotTub \| GameRoom \| Firepit \| Master on Main Cabin	2 bd · 2 ba · sleeps 6	$46,910	$216	60%	5★ (28)	0.4 mi	Airbnb Vrbo

Show all 19 comps

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
3 BR home with access to community amenities
House · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $17,305ADR $208Occ ≈ 23%—
Airbnb Vrbo Booking
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY
Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi
Revenue $23,249ADR $306Occ ≈ 21%5★ (113)
Airbnb Vrbo
Moon River | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $53,127ADR $335Occ ≈ 43%4.8★ (36)
Airbnb Vrbo
River Front House in Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $40,510ADR $195Occ ≈ 57%4.7★ (219)
Airbnb Vrbo
Peaceful home, large hot tub, deer sightings
House · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $15,684ADR $279Occ ≈ 15%4.9★ (48)
Airbnb Vrbo
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
Very Private, Quiet Cabin With A Mountain View
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $3,924ADR $275Occ ≈ 4%4.8★ (71)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
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
3 BR home with access to community amenities House	2 bd · 2 ba · sleeps 6	$17,305	$208	23%	—	0.5 mi	Airbnb Vrbo Booking
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY Cabin	2 bd · 2 ba · sleeps 5	$23,249	$306	21%	5★ (113)	0.5 mi	Airbnb Vrbo
Moon River \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$53,127	$335	43%	4.8★ (36)	0.5 mi	Airbnb Vrbo
River Front House in Ellijay Cabin	2 bd · 2 ba · sleeps 6	$40,510	$195	57%	4.7★ (219)	0.6 mi	Airbnb Vrbo
Peaceful home, large hot tub, deer sightings House	2 bd · 2 ba · sleeps 6	$15,684	$279	15%	4.9★ (48)	0.6 mi	Airbnb Vrbo
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
Very Private, Quiet Cabin With A Mountain View Cabin	2 bd · 2 ba · sleeps 6	$3,924	$275	4%	4.8★ (71)	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

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

$19,013

NOI

$6,584

Cash flow /mo

-$179

Cash needed

$55,150

Cash-on-cash

-3.9%

ROE (yr 1)

5.1%

Cap rate

4.9%

DSCR

0.75

Year-1 write-off

$26,395

Year-1 tax shield @ 32%

$8,446

Year-1 return on equity

Cash flow (annual)-$2,145
Principal paydown$883
Appreciation at%$4,050

ROE5.1%

ROE incl. year-1 tax savings (32% bracket, STR loophole)20.4%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$3,803
Platform fees (3% of revenue)$570
Maintenance / capex (5% of revenue)$951
Utilities & supplies$4,200
HOA$1,188
Property tax$259
Insurance (STR-rated)$1,458

Cash needed to close

Down payment (25%)$33,750
Closing costs (4.0%)$5,400
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$8,446

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

$43,000

Short-life (5/15-yr)

$10,000 · 24%

Year-1 deduction

$26,000

Year-1 tax shield @ 32%

$8,000

Land 68% (county tax record, market value split) · building $33,000 over 39 years · new furniture $16,000

Based on: ~1,400 sq ft (from beds), built 2022, 2 bd / 1.5 ba, unfurnished, listing features (fence, fireplace, flooring types, appliance list).

IRS-guide safe-harbor floor: $23,000 in year 1 (17% short-life, $7,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$22,800

Kitchen cabinetsdefault
$8,900 new × 84% good × 0.18 allocation
$1,300
Kitchen countertopsdefault
$7,300 new × 84% good × 0.18 allocation
$1,100
Decorative trimdefault
$2,500 new × 84% good × 0.18 allocation
$400
Mirrorsdefault
$200 new × 67% good × 0.18 allocation
$0
Shelvingdefault
$900 new × 84% good × 0.18 allocation
$100
Window coverings (14)default
$3,500 new × 60% good × 0.18 allocation
$400
Carpet, vinyl & laminate (100% of floors)listing
$9,000 new × 67% good × 0.18 allocation
$1,100
Kitchen & laundry equipment plumbingdefault
$6,900 new × 92% good × 0.18 allocation
$1,100
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 92% good × 0.18 allocation
$700
Appliances (range, microwave, refrigerator)listing
$4,700 new × 67% good × 0.18 allocation
$600
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$3,500

Paving: driveway & walks (paved)default
$7,800 new × 84% good × 0.18 allocation
$1,200
Landscaping (typical)default
$7,500 new × 84% good × 0.18 allocation
$1,100
Patiosdefault
$1,400 new × 84% good × 0.18 allocation
$200
Decks & porches (attached)default
$1,400 new × 80% good × 0.18 allocation
$200
Fencinglisting
$6,000 new × 80% good × 0.18 allocation
$900

Building, 39-year$33,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,900 new × 93% good × 0.18 allocation
$25,300
Building plumbing & fixturesdefault
$15,700 new × 92% good × 0.18 allocation
$2,600
Building electrical & lightingdefault
$15,000 new × 92% good × 0.18 allocation
$2,500
HVACdefault
$15,800 new × 80% good × 0.18 allocation
$2,200
Fireplacelisting
$2,600 new × 84% good × 0.18 allocation
$400

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	$22,800	$3,500	$100	$26,400
2	$0	$0	$800	$800
3	$0	$0	$800	$800
4	$0	$0	$800	$800
5	$0	$0	$800	$800
6+	$0	$0	$29,500	$29,500
Total	$22,800	$3,500	$33,000	$59,200

The building's share of the price ($43,000) is well below our depreciated replacement cost of the home ($243,000). The land share may be overstated, or the home may need work.

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.