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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

398 Mountain View Rd

398 Mountain View Rd

Ellijay, GA 30540

$525,000

2 bd · 2 ba · 1,104 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

2000

Sqft

1,104

Lot sqft

89,734

HOA / mo

$0

Furnished

No

List date

2026-10-16T16:50:28.000000Z

Revenue

Annual revenue

$37,299

ADR

$210

Occupancy

49%

Cleaning fees (12 mo)

$8,335

Confidence

Med (62.22), 16 comps

Comp revenue range (p25 / median / p75)

$32,118$40,154$48,092

Median revenue of shown comps: $40,154

  • Beautiful tree top cabin!

    Cabin · 2 bd · 2 ba · sleeps 6 · 253 ft

    Revenue $14,206ADR $194Occ ≈ 20%5★ (20)

    Airbnb

  • Skyline | Ellyjay, GA

    Cabin · 2 bd · 2 ba · sleeps 4 · 492 ft

    Revenue $52,257ADR $295Occ ≈ 49%4.8★ (21)

    AirbnbVrbo

  • Cozy Cabin in the Treetops *Hot Tub* Pet-Friendly

    Cabin · 2 bd · 1 ba · sleeps 5 · 0.3 mi

    Revenue $45,519ADR $183Occ ≈ 68%5★ (413)

    AirbnbVrbo

  • Cozy mountain view cabin & 2 king en-suites

    House · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    Revenue $35,757ADR $214Occ ≈ 46%5★ (137)

    AirbnbVrbo

  • Fall Getaway: HotTub, Views, 2 Kings & Firepit

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $62,257ADR $217Occ ≈ 79%4.9★ (232)

    AirbnbVrboBooking

  • Gorgeous Mountain Cabin with Jacuzzi and Lovely Living Spaces in Georgia

    Vacation home · 2 bd · 2 ba · sleeps 5 · 0.4 mi

    Revenue $25,141ADR $203Occ ≈ 34%—

    Booking

  • Nativa | Sleeps 4 | Hot Tub | Pet Friendly | Mountain Views & Fenced Yard

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $35,700ADR $226Occ ≈ 43%4.8★ (160)

    Vrbo

  • Peaceful Secluded Cabin •Hot Tub •Creek •Fire Pit

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $33,546ADR $219Occ ≈ 42%5★ (29)

    AirbnbVrbo

  • All About The View, Ellijay, GA

    Cabin · 2 bd · 3 ba · sleeps 4 · 0.5 mi

    Revenue $62,376ADR $308Occ ≈ 55%4.8★ (88)

    AirbnbVrbo

  • Hand-Built Log Cabin w Hot Tub, Views, and Privacy

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $49,092ADR $209Occ ≈ 64%4.9★ (356)

    Airbnb

Show 6 more

  • Amy Creek Cabin Stay

    House · 2 bd · 2.5 ba · sleeps 4 · 0.6 mi

    Revenue $11,131ADR $205Occ ≈ 15%4.5★ (28)

    AirbnbVrbo

  • The Grizzly Grove - Ellijay

    Vacation home · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $47,759ADR $182Occ ≈ 72%—

    Booking

  • Beloved Creek- secluded, rushing creek, pawsitive!

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.6 mi

    Revenue $31,024ADR $213Occ ≈ 40%4.9★ (140)

    AirbnbVrbo

  • Skyview Sanctuary | Ellijay, GA

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $44,550ADR $314Occ ≈ 39%4.7★ (23)

    AirbnbVrbo

  • Sunset Views + New Hot Tub | Ellijay & Blue Ridge

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $46,978ADR $202Occ ≈ 64%5★ (73)

    AirbnbVrbo

  • Charming Cabin | immersive forest experience

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $32,482ADR $220Occ ≈ 40%4.8★ (72)

    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
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$37,299

NOI

$14,619

Cash flow /mo

-$1,712

Cash needed

$168,250

Cash-on-cash

-12.2%

ROE (yr 1)

-1.0%

Cap rate

2.8%

DSCR

0.42

Year-1 write-off

$117,313

Year-1 tax shield @ 32%

$37,540

Year-1 return on equity

  • Cash flow (annual)-$20,546
  • Principal paydown$3,193
  • Appreciation at%$15,750
ROE-1.0%

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)$7,460
  • Platform fees (3% of revenue)$1,119
  • Maintenance / capex (5% of revenue)$1,865
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,366
  • Insurance (STR-rated)$5,670

Cash needed to close

  • Down payment (25%)$131,250
  • Closing costs (4.0%)$21,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$37,540

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

$361,000

Short-life (5/15-yr)

$101,000 · 28%

Year-1 deduction

$117,000

Year-1 tax shield @ 32%

$38,000

Land 31% (county tax record, market value split) · building $260,000 over 39 years · new furniture $16,000

Based on: 1,104 sq ft, built 2000, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, fence, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $80,000 in year 1 (18% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$71,300

  • Kitchen cabinetsdefault

    $8,200 new × 40% good × 2.77 allocation

    $9,100

  • Kitchen countertopsdefault

    $6,700 new × 40% good × 2.77 allocation

    $7,500

  • Decorative trimdefault

    $1,900 new × 40% good × 2.77 allocation

    $2,100

  • Mirrorsdefault

    $300 new × 40% good × 2.77 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.77 allocation

    $1,000

  • Window coverings (11)default

    $2,800 new × 40% good × 2.77 allocation

    $3,000

  • Kitchen & laundry equipment plumbingdefault

    $6,400 new × 48% good × 2.77 allocation

    $8,500

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 48% good × 2.77 allocation

    $5,100

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.77 allocation

    $8,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.77 allocation

    $10,000

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$45,800

  • Paving: driveway & walks (paved)default

    $6,900 new × 50% good × 2.77 allocation

    $9,500

  • Landscaping (typical)default

    $6,600 new × 50% good × 2.77 allocation

    $9,200

  • Patiosdefault

    $1,100 new × 50% good × 2.77 allocation

    $1,500

  • Decks & porches (attached)listing

    $12,400 new × 50% good × 2.77 allocation

    $17,200

  • Fencinglisting

    $6,000 new × 50% good × 2.77 allocation

    $8,300
Building, 39-year$260,300

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

    $119,400 new × 57% good × 2.77 allocation

    $187,600

  • Building plumbing & fixturesdefault

    $12,400 new × 48% good × 2.77 allocation

    $16,500

  • Building electrical & lightingdefault

    $11,300 new × 48% good × 2.77 allocation

    $15,000

  • HVACdefault

    $12,400 new × 40% good × 2.77 allocation

    $13,800

  • Hardwood & tile floorsdefault

    $7,100 new × 40% good × 2.77 allocation

    $7,900

  • Fireplacelisting

    $2,600 new × 40% good × 2.77 allocation

    $2,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.77 allocation

    $16,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$71,300$45,800$300$117,300
2$0$0$6,700$6,700
3$0$0$6,700$6,700
4$0$0$6,700$6,700
5$0$0$6,700$6,700
6+$0$0$233,300$233,300
Total$71,300$45,800$260,300$377,300

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.