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328 Back Pine Way

328 Back Pine Way

Ellijay, GA 30540

$330,000

2 bd · 2 ba · 1,240 sqft · Listed 16d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

1980

Sqft

1,240

Lot sqft

104,544

HOA / mo

$110

Furnished

No

List date

2026-09-11T22:43:19.000000Z

Revenue

Annual revenue

$42,590

ADR

$192

Occupancy

61%

Cleaning fees (12 mo)

$10,985

Confidence

High (73.97), 7 comps

Comp revenue range (p25 / median / p75)

$39,913$41,204$47,790

  • Hot Tub - Mountain View - Fire Pit - Pet Friendly

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $49,046ADR $177Occ ≈ 76%4.8★ (247)

    AirbnbVrbo

  • Moonrise Retreat with Spa, Fire Pit, 8 min to Town

    Cabin · 1 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $41,204ADR $194Occ ≈ 58%4.9★ (163)

    AirbnbVrboBooking

  • Clark’s Mountain View - Universal EV charger

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi

    Revenue $50,675ADR $207Occ ≈ 67%5★ (242)

    Airbnb

  • Secluded, waterfront cabin nestled in Ellijay Ga

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi

    Revenue $38,647ADR $165Occ ≈ 64%5★ (132)

    Airbnb

  • Family&Dog Friendly Cabin~HotTub~PoolTable~ Arcade

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $41,178ADR $238Occ ≈ 47%4.9★ (95)

    AirbnbVrbo

  • Lil' Ranch Smoke-free rental, easy access!

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

    Revenue $18,970ADR $154Occ ≈ 34%5★ (48)

    AirbnbVrbo

  • Mountain Escape, Hot Tub, Fire Pit, Ellijay -7 min

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $46,534ADR $183Occ ≈ 70%5★ (58)

    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

Est. revenue

$42,590

NOI

$18,953

Cash flow /mo

$1,579

Cash needed

$359,200

Cash-on-cash (all cash)

5.3%

ROE (yr 1)

8.0%

Cap rate

5.7%

DSCR

—

Year-1 write-off

$101,175

Year-1 tax shield @ 32%

$32,376

Year-1 return on equity

  • Cash flow (annual)$18,953
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,900
ROE8.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)17.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,518
  • Platform fees (3% of revenue)$1,278
  • Maintenance / capex (5% of revenue)$2,130
  • Utilities & supplies$4,200
  • HOA$1,320
  • Property tax$2,628
  • Insurance (STR-rated)$3,564

Cash needed to close

  • Purchase price (all cash)$330,000
  • Closing costs (4.0%)$13,200
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,376

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

$281,000

Short-life (5/15-yr)

$85,000 · 30%

Year-1 deduction

$101,000

Year-1 tax shield @ 32%

$32,000

Land 15% (market default, no usable tax-record split) · building $196,000 over 39 years · new furniture $16,000

Based on: 1,240 sq ft, built 1980, 2 bd / 2 ba, unfurnished, listing features (deck, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $64,000 in year 1 (17% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$62,500

  • Kitchen cabinetsdefault

    $8,500 new × 40% good × 2.58 allocation

    $8,800

  • Kitchen countertopsdefault

    $7,000 new × 40% good × 2.58 allocation

    $7,200

  • Decorative trimdefault

    $2,200 new × 40% good × 2.58 allocation

    $2,200

  • Mirrorsdefault

    $300 new × 40% good × 2.58 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.58 allocation

    $900

  • Window coverings (12)default

    $3,000 new × 40% good × 2.58 allocation

    $3,100

  • Carpet, vinyl & laminate (100% of floors)listing

    $8,000 new × 40% good × 2.58 allocation

    $8,200

  • Kitchen & laundry equipment plumbingdefault

    $6,600 new × 40% good × 2.58 allocation

    $6,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 40% good × 2.58 allocation

    $4,100

  • Appliances (range, microwave, refrigerator)listing

    $4,700 new × 40% good × 2.58 allocation

    $4,800

  • Furniture bought newlisting

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

    $16,000
15-year land improvements$38,000

  • Paving: driveway & walks (paved)default

    $7,300 new × 50% good × 2.58 allocation

    $9,400

  • Landscaping (typical)default

    $7,000 new × 50% good × 2.58 allocation

    $9,000

  • Patiosdefault

    $1,200 new × 50% good × 2.58 allocation

    $1,600

  • Decks & porches (attached)listing

    $14,000 new × 50% good × 2.58 allocation

    $18,000
Building, 39-year$196,000

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

    $134,300 new × 40% good × 2.58 allocation

    $138,400

  • Building plumbing & fixturesdefault

    $13,900 new × 40% good × 2.58 allocation

    $14,300

  • Building electrical & lightingdefault

    $13,000 new × 40% good × 2.58 allocation

    $13,400

  • HVACdefault

    $14,000 new × 40% good × 2.58 allocation

    $14,400

  • Septic systemlisting

    $12,000 new × 50% good × 2.58 allocation

    $15,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$62,500$38,000$600$101,200
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$175,200$175,200
Total$62,500$38,000$196,000$296,500

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.