193 Alm Ln
Ellijay, GA 30540
$429,999
4 bd · 4 ba · 2,878 sqft · Listed 9d ago
View on Realtor.com →Year built
1985
Sqft
2,878
Lot sqft
49,223
HOA / mo
$116
Furnished
No
List date
2026-11-03T15:51:17.000000Z
Revenue
Annual revenue
$45,483
ADR
$306
Occupancy
41%
Cleaning fees (12 mo)
$9,558
Confidence
Low (37.34), 15 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $43,927
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cozy Mountain Bliss: King Suite, Games & Firepit! Cabin
| 4 bd · 3 ba · sleeps 12 | $31,177 | $300 | 28% | 4.8★ (107) | 0.3 mi | AirbnbVrbo |
 French Country Cabin|4BR Retreat in Ellijay, GA Cabin
| 4 bd · 3 ba · sleeps 9 | $19,364 | $150 | 35% | 4.5★ (16) | 0.3 mi | AirbnbVrbo |
 Cozy Nest Cabin at Coosawattee House
| 4 bd · 3 ba · sleeps 10 | $27,898 | $280 | 27% | 4.8★ (20) | 0.3 mi | AirbnbVrboBooking |
 Riverfront • Pets • Fire Pit • Free Night Cabin
| 4 bd · 3 ba · sleeps 10 | $56,677 | $362 | 43% | 5★ (49) | 0.4 mi | AirbnbVrbo |
 ON THE RIVER! Running Deer Cabin, License 005140 Cabin
| 4 bd · 3 ba · sleeps 12 | $27,478 | $379 | 20% | 5★ (10) | 0.4 mi | AirbnbVrbo |
 Harmony River Retreat ~ Hot Tub, Fire Pit, Fishing House
| 4 bd · 5 ba · sleeps 10 | $84,685 | $453 | 51% | 5★ (8) | 0.5 mi | AirbnbVrbo |
 Mountain River Escape Cabin
| 4 bd · 3.5 ba · sleeps 10 | $65,698 | $449 | 40% | 5★ (121) | 0.7 mi | AirbnbVrbo |
 Luxury 3 Kings • Bunks •HotTub • Game • MovieRoom Cabin
| 4 bd · 3 ba · sleeps 10 | $58,826 | $374 | 43% | 5★ (111) | 0.7 mi | AirbnbVrboBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$45,483
NOI
$19,316
Cash flow /mo
-$741
Cash needed
$153,700
Cash-on-cash
-5.8%
ROE (yr 1)
4.4%
Cap rate
4.5%
DSCR
0.68
Year-1 write-off
$107,241
Year-1 tax shield @ 32%
$34,317
Year-1 return on equity
- Cash flow (annual)-$8,892
- Principal paydown$2,732
- Appreciation at%$12,900
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)$9,097
- Platform fees (3% of revenue)$1,364
- Maintenance / capex (5% of revenue)$2,274
- Utilities & supplies$4,200
- HOA$1,392
- Property tax$3,196
- Insurance (STR-rated)$4,644
Cash needed to close
- Down payment (25%)$107,500
- Closing costs (4.0%)$17,200
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,317
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
$398,000
Short-life (5/15-yr)
$78,000 · 20%
Year-1 deduction
$107,000
Year-1 tax shield @ 32%
$34,000
Land 7% (county tax record, market value split) · building $320,000 over 39 years · new furniture $29,000
Based on: 2,878 sq ft, built 1985, 4 bd / 4 ba, unfurnished, listing features (hot tub, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $82,000 in year 1 (13% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$12,100 new × 40% good × 1.79 allocation
- $8,800
Kitchen countertops (stone)listing
$12,400 new × 40% good × 1.79 allocation
- $3,600
Decorative trimdefault
$5,000 new × 40% good × 1.79 allocation
- $400
Mirrorsdefault
$600 new × 40% good × 1.79 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.79 allocation
- $5,200
Window coverings (29)default
$7,300 new × 40% good × 1.79 allocation
- $3,300
Carpet, vinyl & laminate (25% of floors)listing
$4,600 new × 40% good × 1.79 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$9,400 new × 40% good × 1.79 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 40% good × 1.79 allocation
- $5,000
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.79 allocation
- $6,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.79 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)default
$11,100 new × 50% good × 1.79 allocation
- $9,600
Landscaping (typical)default
$10,700 new × 50% good × 1.79 allocation
- $2,500
Patiosdefault
$2,800 new × 50% good × 1.79 allocation
- $2,500
Decks & porches (attached)default
$2,800 new × 50% good × 1.79 allocation
- $223,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$312,400 new × 40% good × 1.79 allocation
- $23,200
Building plumbing & fixturesdefault
$32,400 new × 40% good × 1.79 allocation
- $24,100
Building electrical & lightingdefault
$33,800 new × 40% good × 1.79 allocation
- $23,200
HVACdefault
$32,400 new × 40% good × 1.79 allocation
- $9,900
Hardwood & tile floorsdefault
$13,900 new × 40% good × 1.79 allocation
- $5,600
Fireplaces (3)listing
$7,900 new × 40% good × 1.79 allocation
- $10,700
Septic systemlisting
$12,000 new × 50% good × 1.79 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,300 | $24,600 | $300 | $107,200 |
| 2 | $0 | $0 | $8,200 | $8,200 |
| 3 | $0 | $0 | $8,200 | $8,200 |
| 4 | $0 | $0 | $8,200 | $8,200 |
| 5 | $0 | $0 | $8,200 | $8,200 |
| 6+ | $0 | $0 | $286,800 | $286,800 |
| Total | $82,300 | $24,600 | $320,000 | $426,900 |
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.