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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

170 Oak Wood Ln

170 Oak Wood Ln

Ellijay, GA 30540

$649,990

4 bd · 3.5 ba · 2,764 sqft · Listed 5d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2022

Sqft

2,764

Lot sqft

157,252

HOA / mo

$54

Furnished

No

List date

2026-11-07T14:31:36.000000Z

Revenue

Annual revenue

$54,461

ADR

$277

Occupancy

54%

Cleaning fees (12 mo)

$12,709

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$47,549$51,151$57,246

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $51,151

  • Hot Tub | Game Room | Mountain Views | Sleeps 10

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.2 mi

    • Hot tub
    • Free parking
    • Pets OK
    • Wifi
    • +5

    Revenue $66,435ADR $343Occ ≈ 53%5★ (133)

    AirbnbVrboBooking

  • Mountain Peak Lodge - Game Room

    House · 4 bd · 3 ba · sleeps 10 · 0.3 mi

    • Pool
    • A/C
    • Wifi
    • Kitchen
    • +2

    Revenue $45,839ADR $355Occ ≈ 35%4.6★ (11)

    AirbnbVrboBooking

  • Whispering Pines -Stunning Luxury Brand New Log

    Cabin · 4 bd · 4 ba · sleeps 8 · 0.4 mi

    Revenue $48,119ADR $533Occ ≈ 25%—

    Delisted

  • 'Lakeside Paradise' in Ellijay: Hot Tub, Fire Pit

    Cottage · 4 bd · 3 ba · sleeps 10 · 0.5 mi

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

    Revenue $54,183ADR $338Occ ≈ 44%4.7★ (107)

    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

Financing
Management
Term

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$54,461

NOI

$23,444

Cash flow /mo

-$1,600

Cash needed

$211,497

Cash-on-cash

-9.1%

ROE (yr 1)

2.1%

Cap rate

3.6%

DSCR

0.55

Year-1 write-off

$131,335

Year-1 tax shield @ 32%

$42,027

Year-1 return on equity

  • Cash flow (annual)-$19,195
  • Principal paydown$4,129
  • Appreciation at%$19,500
ROE2.1%

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)$10,892
  • Platform fees (3% of revenue)$1,634
  • Maintenance / capex (5% of revenue)$2,723
  • Utilities & supplies$4,200
  • HOA$648
  • Property tax$3,900
  • Insurance (STR-rated)$7,020

Cash needed to close

  • Down payment (25%)$162,498
  • Closing costs (4.0%)$26,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$42,027

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

$533,000

Short-life (5/15-yr)

$108,000 · 20%

Year-1 deduction

$131,000

Year-1 tax shield @ 32%

$42,000

Land 18% (county tax record, market value split) · building $425,000 over 39 years · new furniture $23,000

Based on: 2,764 sq ft, built 2022, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $75,000 in year 1 (10% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$80,800

  • Kitchen cabinetsdefault

    $11,900 new × 84% good × 1.11 allocation

    $11,000

  • Kitchen countertops (stone)listing

    $12,100 new × 84% good × 1.11 allocation

    $11,300

  • Decorative trimdefault

    $4,800 new × 84% good × 1.11 allocation

    $4,500

  • Mirrorsdefault

    $500 new × 67% good × 1.11 allocation

    $300

  • Shelvingdefault

    $1,500 new × 84% good × 1.11 allocation

    $1,400

  • Window coverings (28)default

    $7,000 new × 60% good × 1.11 allocation

    $4,700

  • Carpet, vinyl & laminate (50% of floors)listing

    $8,900 new × 67% good × 1.11 allocation

    $6,600

  • Kitchen & laundry equipment plumbingdefault

    $9,200 new × 92% good × 1.11 allocation

    $9,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,600 new × 92% good × 1.11 allocation

    $5,700

  • Appliances (microwave, dishwasher, refrigerator)listing

    $3,900 new × 67% good × 1.11 allocation

    $2,900

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$50,100

  • Paving: driveway & walks (paved)default

    $10,900 new × 84% good × 1.11 allocation

    $10,200

  • Landscaping (typical)default

    $10,500 new × 84% good × 1.11 allocation

    $9,800

  • Patiosdefault

    $2,700 new × 84% good × 1.11 allocation

    $2,500

  • Decks & porches (attached)listing

    $31,100 new × 80% good × 1.11 allocation

    $27,600
Building, 39-year$425,000

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

    $300,100 new × 93% good × 1.11 allocation

    $310,700

  • Building plumbing & fixturesdefault

    $31,200 new × 92% good × 1.11 allocation

    $31,800

  • Building electrical & lightingdefault

    $32,300 new × 92% good × 1.11 allocation

    $33,000

  • HVACdefault

    $31,100 new × 80% good × 1.11 allocation

    $27,600

  • Hardwood & tile floorsdefault

    $8,900 new × 84% good × 1.11 allocation

    $8,300

  • Fireplacelisting

    $2,600 new × 84% good × 1.11 allocation

    $2,500

  • Septic systemlisting

    $12,000 new × 84% good × 1.11 allocation

    $11,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$80,800$50,100$500$131,300
2$0$0$10,900$10,900
3$0$0$10,900$10,900
4$0$0$10,900$10,900
5$0$0$10,900$10,900
6+$0$0$380,900$380,900
Total$80,800$50,100$425,000$555,900

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.