971 Camp Branch Rd
Ellijay, GA 30540
$289,900
2 bd · 2 ba · Listed 26d ago
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
43,560
HOA / mo
None
Furnished
No
List date
2026-09-01T16:42:43.000000Z
Revenue
Annual revenue
$30,717
ADR
$189
Occupancy
45%
Cleaning fees (12 mo)
$5,685
Confidence
Low (26.52), 6 comps
Comp revenue range (p25 / median / p75)
Cabin with hot tub & stunning lake mountain views
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $8,627ADR $190Occ ≈ 12%4.6★ (21)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cabin with hot tub & stunning lake mountain views Cabin | 2 bd · 2 ba · sleeps 6 | $8,627 | $190 | 12% | 4.6★ (21) | 0.2 mi | Airbnb |
Lakeview Hideaway Cabin | 2 bd · 2 ba · sleeps 6 | $28,418 | $183 | 43% | 3.9★ (10) | 0.3 mi | AirbnbVrbo |
Carters Lake Cabin | Hot Tub & Mountain Views Cabin | 2 bd · 2 ba · sleeps 6 | $41,841 | $203 | 56% | 4.8★ (11) | 0.3 mi | AirbnbVrboBooking |
A-Frame | Hot Tub + Fire Pit | Carter’s Lake Cabin | 2 bd · 1.5 ba · sleeps 6 | $56,400 | $204 | 76% | 4.9★ (192) | 0.4 mi | AirbnbVrbo |
Carter`s Lake Getaway | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $34,730 | $288 | 33% | 5★ (14) | 0.5 mi | AirbnbVrbo |
View-tiful Getaway Cabin | 2 bd · 2 ba · sleeps 4 | $420 | $210 | 1% | 5★ (15) | 0.6 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$30,717
NOI
$14,662
Cash flow /mo
-$340
Cash needed
$100,071
Cash-on-cash
-4.1%
ROE (yr 1)
6.5%
Cap rate
5.1%
DSCR
0.78
Year-1 write-off
$69,361
Year-1 tax shield @ 32%
$22,196
Year-1 return on equity
- Cash flow (annual)-$4,084
- Principal paydown$1,897
- Appreciation at%$8,697
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,143
- Platform fees (3% of revenue)$922
- Maintenance / capex (5% of revenue)$1,536
- Utilities & supplies$4,200
- HOA$0
- Property tax$123
- Insurance (STR-rated)$3,131
Cash needed to close
- Down payment (25%)$72,475
- Closing costs (4.0%)$11,596
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,196
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$246,000
Short-life (5/15-yr)
$53,000 · 21%
Year-1 deduction
$69,000
Year-1 tax shield @ 32%
$22,000
Land 15% (market default, no usable tax-record split) · building $194,000 over 39 years · new furniture $16,000
Based on: ~1,400 sq ft (from beds), built 2026, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $51,000 in year 1 (14% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$8,900 new × 100% good × 0.87 allocation
- $6,300
Kitchen countertopsdefault
$7,300 new × 100% good × 0.87 allocation
- $2,100
Decorative trimdefault
$2,500 new × 100% good × 0.87 allocation
- $300
Mirrorsdefault
$300 new × 100% good × 0.87 allocation
- $800
Shelvingdefault
$900 new × 100% good × 0.87 allocation
- $3,100
Window coverings (14)default
$3,500 new × 100% good × 0.87 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$6,900 new × 100% good × 0.87 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 100% good × 0.87 allocation
- $7,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.87 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,800
Paving: driveway & walks (paved)default
$7,800 new × 100% good × 0.87 allocation
- $6,500
Landscaping (typical)default
$7,500 new × 100% good × 0.87 allocation
- $1,200
Patiosdefault
$1,400 new × 100% good × 0.87 allocation
- $1,200
Decks & porches (attached)default
$1,400 new × 100% good × 0.87 allocation
- $132,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 100% good × 0.87 allocation
- $13,700
Building plumbing & fixturesdefault
$15,700 new × 100% good × 0.87 allocation
- $13,100
Building electrical & lightingdefault
$15,000 new × 100% good × 0.87 allocation
- $13,800
HVACdefault
$15,800 new × 100% good × 0.87 allocation
- $7,900
Hardwood & tile floorsdefault
$9,000 new × 100% good × 0.87 allocation
- $2,300
Fireplacelisting
$2,600 new × 100% good × 0.87 allocation
- $10,500
Septic systemlisting
$12,000 new × 100% good × 0.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,000 | $15,700 | $600 | $69,400 |
| 2 | $0 | $0 | $5,000 | $5,000 |
| 3 | $0 | $0 | $5,000 | $5,000 |
| 4 | $0 | $0 | $5,000 | $5,000 |
| 5 | $0 | $0 | $5,000 | $5,000 |
| 6+ | $0 | $0 | $173,200 | $173,200 |
| Total | $53,000 | $15,700 | $193,700 | $262,400 |
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.