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

483 Linger Longer Dr

Ellijay, GA 30540

$659,000

4 bd · 3 ba · 3,824 sqft · Listed 3d ago

View on Realtor.com →

Negative cash flow

Year built

2024

Sqft

3,824

Lot sqft

105,415

HOA / mo

None

Furnished

List date

2026-11-09T16:49:20.000000Z

Revenue

Annual revenue

$33,680

ADR

$233

Occupancy

40%

Cleaning fees (12 mo)

$7,202

Confidence

Low (44.71), 39 comps

Comp revenue range (p25 / median / p75)

$17,425$29,482$44,302

Median revenue of shown comps: $34,375

Pondside Porch House
House · 4 bd · 2 ba · sleeps 10 · 2.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $49,051ADR $224Occ ≈ 60%5★ (189)
Airbnb
Luxury 3 Kings • Bunks •HotTub • Game • MovieRoom
Cabin · 4 bd · 3 ba · sleeps 10 · 2.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $56,770ADR $370Occ ≈ 42%5★ (113)
Airbnb Vrbo Booking
French Country Cabin|4BR Retreat in Ellijay, GA
Cabin · 4 bd · 3 ba · sleeps 9 · 3.0 mi
- A/C
- Wifi
- Washer
Revenue $17,740ADR $149Occ ≈ 33%4.5★ (16)
Airbnb Vrbo
Mountain Hideaway: King Suite, Game Room, Firepit!
Cabin · 4 bd · 3 ba · sleeps 12 · 3.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $32,285ADR $251Occ ≈ 35%4.8★ (109)
Airbnb Vrbo
Cozy Nest Cabin at Coosawattee
House · 4 bd · 3 ba · sleeps 10 · 3.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $21,425ADR $265Occ ≈ 22%4.8★ (23)
Airbnb Vrbo Booking
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade
Cabin · 4 bd · 3 ba · sleeps 9 · 3.3 mi
Revenue $29,482ADR $324Occ ≈ 25%4.5★ (2)
Delisted
Deer Dew Drop Inn - Guests must be 25 years of
Cabin · 4 bd · 3.5 ba · sleeps 9 · 3.4 mi
Revenue $59,673ADR $415Occ ≈ 39%4.9★ (7)
Airbnb
Highridge Hideaway|Hottub |Movie Theater|3700+ SF
Cabin · 4 bd · 3 ba · sleeps 11 · 3.4 mi
Revenue $39,948ADR $337Occ ≈ 32%4.9★ (26)
Airbnb Booking
Riverfront • Pets • Fire Pit • Free Night
Cabin · 4 bd · 3 ba · sleeps 10 · 3.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $54,514ADR $361Occ ≈ 41%5★ (49)
Airbnb Vrbo
Deer Dewdrop Inn-Private pet-friendly cabin rental
Cabin · 4 bd · 3 ba · sleeps 12 · 3.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $6,878ADR $382Occ ≈ 5%—
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Pondside Porch House House A/C Free parking Pets OK Wifi +4	4 bd · 2 ba · sleeps 10	$49,051	$224	60%	5★ (189)	2.0 mi	Airbnb
Luxury 3 Kings • Bunks •HotTub • Game • MovieRoom Cabin Hot tub Pool A/C Free parking +7	4 bd · 3 ba · sleeps 10	$56,770	$370	42%	5★ (113)	2.6 mi	Airbnb Vrbo Booking
French Country Cabin\|4BR Retreat in Ellijay, GA Cabin A/C Wifi Washer	4 bd · 3 ba · sleeps 9	$17,740	$149	33%	4.5★ (16)	3.0 mi	Airbnb Vrbo
Mountain Hideaway: King Suite, Game Room, Firepit! Cabin A/C Free parking Pets OK Wifi +5	4 bd · 3 ba · sleeps 12	$32,285	$251	35%	4.8★ (109)	3.2 mi	Airbnb Vrbo
Cozy Nest Cabin at Coosawattee House Hot tub A/C Free parking Wifi +3	4 bd · 3 ba · sleeps 10	$21,425	$265	22%	4.8★ (23)	3.2 mi	Airbnb Vrbo Booking
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade Cabin	4 bd · 3 ba · sleeps 9	$29,482	$324	25%	4.5★ (2)	3.3 mi	Delisted
Deer Dew Drop Inn - Guests must be 25 years of Cabin	4 bd · 3.5 ba · sleeps 9	$59,673	$415	39%	4.9★ (7)	3.4 mi	Airbnb
Highridge Hideaway\|Hottub \|Movie Theater\|3700+ SF Cabin	4 bd · 3 ba · sleeps 11	$39,948	$337	32%	4.9★ (26)	3.4 mi	Airbnb Booking
Riverfront • Pets • Fire Pit • Free Night Cabin Hot tub Pool A/C Free parking +6	4 bd · 3 ba · sleeps 10	$54,514	$361	41%	5★ (49)	3.5 mi	Airbnb Vrbo
Deer Dewdrop Inn-Private pet-friendly cabin rental Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3 ba · sleeps 12	$6,878	$382	5%	—	3.5 mi	Airbnb Vrbo

Show 7 more

Relaxing 4 Bedroom Riverside Cabin
Cabin · 4 bd · 2.5 ba · sleeps 10 · 3.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $22,144ADR $220Occ ≈ 28%4.8★ (68)
Airbnb Vrbo
ON THE RIVER! Running Deer Cabin, License 005140
Cabin · 4 bd · 3 ba · sleeps 12 · 3.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $34,375ADR $395Occ ≈ 24%5★ (12)
Airbnb Vrbo
Heavenly Lakeview Cabin - Carter's Lake - Ellijay
House · 4 bd · 3.5 ba · sleeps 10 · 3.6 mi
Revenue $32,206ADR $297Occ ≈ 30%5★ (58)
Airbnb
Eagle Mountain River Retreat
House · 4 bd · 3 ba · sleeps 10 · 3.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $22,985ADR $246Occ ≈ 26%4.9★ (58)
Airbnb Vrbo
Jagged Owl | Coosawattee River Resort
Cabin · 4 bd · 3 ba · sleeps 10 · 3.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $38,294ADR $316Occ ≈ 33%4.8★ (57)
Airbnb Vrbo
Mountain River Escape
Cabin · 4 bd · 3.5 ba · sleeps 10 · 3.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $68,613ADR $434Occ ≈ 43%5★ (128)
Airbnb Vrbo
Deer Valley
Cabin · 4 bd · 3 ba · sleeps 12 · 3.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $49,915ADR $307Occ ≈ 45%5★ (369)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Relaxing 4 Bedroom Riverside Cabin Cabin Hot tub Pool A/C Free parking +6	4 bd · 2.5 ba · sleeps 10	$22,144	$220	28%	4.8★ (68)	3.5 mi	Airbnb Vrbo
ON THE RIVER! Running Deer Cabin, License 005140 Cabin Hot tub Pool A/C Free parking +5	4 bd · 3 ba · sleeps 12	$34,375	$395	24%	5★ (12)	3.5 mi	Airbnb Vrbo
Heavenly Lakeview Cabin - Carter's Lake - Ellijay House	4 bd · 3.5 ba · sleeps 10	$32,206	$297	30%	5★ (58)	3.6 mi	Airbnb
Eagle Mountain River Retreat House Hot tub Pool A/C Free parking +7	4 bd · 3 ba · sleeps 10	$22,985	$246	26%	4.9★ (58)	3.6 mi	Airbnb Vrbo
Jagged Owl \| Coosawattee River Resort Cabin Hot tub Pool A/C Free parking +5	4 bd · 3 ba · sleeps 10	$38,294	$316	33%	4.8★ (57)	3.6 mi	Airbnb Vrbo
Mountain River Escape Cabin Hot tub A/C Free parking Pets OK +4	4 bd · 3.5 ba · sleeps 10	$68,613	$434	43%	5★ (128)	3.7 mi	Airbnb Vrbo
Deer Valley Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3 ba · sleeps 12	$49,915	$307	45%	5★ (369)	3.7 mi	Airbnb Vrbo

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

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

Est. revenue

$33,680

NOI

$9,601

Cash flow /mo

-$2,802

Cash needed

$214,110

Cash-on-cash

-15.7%

ROE (yr 1)

-4.5%

Cap rate

1.5%

DSCR

0.22

Year-1 write-off

$117,612

Year-1 tax shield @ 32%

$37,636

Year-1 return on equity

Cash flow (annual)-$33,629
Principal paydown$4,186
Appreciation at%$19,770

ROE-4.5%

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)$6,736
Platform fees (3% of revenue)$1,010
Maintenance / capex (5% of revenue)$1,684
Utilities & supplies$4,200
HOA$0
Property tax$3,331
Insurance (STR-rated)$7,117

Cash needed to close

Down payment (25%)$164,750
Closing costs (4.0%)$26,360
Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

Tax shield @ 32%$37,636

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

$613,000

Short-life (5/15-yr)

$94,000 · 15%

Year-1 deduction

$118,000

Year-1 tax shield @ 32%

$38,000

Land 7% (county tax record, market value split) · building $519,000 over 39 years · new furniture $23,000

Based on: 3,824 sq ft, built 2024, 4 bd / 3 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $82,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$94,100

Kitchen cabinetsdefault
$14,200 new × 92% good × 0.94 allocation
$12,300
Kitchen countertops (stone)listing
$14,500 new × 92% good × 0.94 allocation
$12,600
Decorative trimdefault
$6,700 new × 92% good × 0.94 allocation
$5,800
Mirrorsdefault
$500 new × 83% good × 0.94 allocation
$400
Shelvingdefault
$1,500 new × 92% good × 0.94 allocation
$1,300
Window coverings (38)default
$9,500 new × 80% good × 0.94 allocation
$7,200
Carpet, vinyl & laminate (50% of floors)listing
$12,300 new × 83% good × 0.94 allocation
$9,700
Kitchen & laundry equipment plumbingdefault
$11,000 new × 96% good × 0.94 allocation
$10,000
Kitchen, laundry & data equipment electricaldefault
$6,700 new × 96% good × 0.94 allocation
$6,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 83% good × 0.94 allocation
$6,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$22,900

Paving: driveway & walks (paved)listing
$12,800 new × 92% good × 0.94 allocation
$11,100
Landscaping (minimal)listing
$6,200 new × 92% good × 0.94 allocation
$5,300
Patiosdefault
$3,800 new × 92% good × 0.94 allocation
$3,300
Decks & porches (attached)default
$3,800 new × 90% good × 0.94 allocation
$3,200

Building, 39-year$518,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$415,900 new × 97% good × 0.94 allocation
$378,500
Building plumbing & fixturesdefault
$43,200 new × 96% good × 0.94 allocation
$39,000
Building electrical & lightingdefault
$45,700 new × 96% good × 0.94 allocation
$41,300
HVACdefault
$43,100 new × 90% good × 0.94 allocation
$36,500
Hardwood & tile floorsdefault
$12,300 new × 92% good × 0.94 allocation
$10,700
Fireplacelisting
$2,600 new × 92% good × 0.94 allocation
$2,300
Septic systemlisting
$12,000 new × 92% good × 0.94 allocation
$10,400

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	$94,100	$22,900	$600	$117,600
2	$0	$0	$13,300	$13,300
3	$0	$0	$13,300	$13,300
4	$0	$0	$13,300	$13,300
5	$0	$0	$13,300	$13,300
6+	$0	$0	$464,900	$464,900
Total	$94,100	$22,900	$518,700	$635,700

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.