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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

641 Bryant Farm Ln

641 Bryant Farm Ln

Ellijay, GA 30540

$899,900

4 bd · 3 ba · 3,532 sqft · Listed 2d ago

View on Realtor.com →
Est. land %Negative cash flow

Year built

2025

Sqft

3,532

Lot sqft

101,495

HOA / mo

None

Furnished

No

List date

2026-09-25T19:04:29.000000Z

Revenue

Annual revenue

$45,929

ADR

$263

Occupancy

48%

Cleaning fees (12 mo)

$10,532

Confidence

Low (48.86), 17 comps

Comp revenue range (p25 / median / p75)

$29,735$41,746$55,138

  • Waterfall Lodge, private, hot tub, pool table

    Cabin · 5 bd · 3.5 ba · sleeps 13 · 0.3 mi

    Revenue $42,444ADR $462Occ ≈ 25%4.7★ (31)

    AirbnbVrboBooking

  • Cozy Cabin Near Blue Ridge - Fire Pit, Hot Tub

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $41,746ADR $186Occ ≈ 61%4.8★ (114)

    AirbnbVrboBooking

  • Overlook Nook – Mtn Views, Theater & Game Room

    House · 5 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $55,138ADR $308Occ ≈ 49%4.8★ (147)

    AirbnbVrboBooking

  • Luxury Lodge | Luxury Views of North Georgia

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $28,374ADR $273Occ ≈ 28%4.9★ (107)

    AirbnbVrbo

  • Storybook Mountain Cabin

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $15,508ADR $257Occ ≈ 17%4.9★ (10)

    AirbnbVrbo

  • Mountain Views • 3 Kings Suites• Hot Tub • Games

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.5 mi

    Revenue $67,816ADR $316Occ ≈ 59%5★ (78)

    AirbnbVrbo

  • Panoramic Fall Views•Romantic Cabin•HotTub•2 Kings

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

    Revenue $100,135ADR $346Occ ≈ 79%5★ (189)

    AirbnbVrbo

  • Sunset Mountain Cabin

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $9,722ADR $243Occ ≈ 11%0.5★ (1)

    Booking

  • Mountain TOP sunset views, 3 BR / 2BA log cabin!

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $53,793ADR $246Occ ≈ 60%5★ (114)

    AirbnbVrboBooking

  • Rich Mountain View | Ellijay, GA

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi

    Revenue $57,146ADR $291Occ ≈ 54%5★ (37)

    AirbnbVrbo

Show all 17 comps

  • Sunset Ridge -huge outdoor fireplace, hot tub

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $39,004ADR $313Occ ≈ 34%4.5★ (111)

    AirbnbVrboBooking

  • Fun and Funky Mountain Retreat

    House · 3 bd · 3.5 ba · sleeps 6 · 0.7 mi

    Revenue $35,455ADR $274Occ ≈ 35%5★ (8)

    AirbnbVrbo

  • Views For Miles! ~ Hot Tub~ Pool Table~Poker Table

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $76,371ADR $433Occ ≈ 48%4.8★ (165)

    AirbnbVrboBooking

  • Perfect mountain getaway!

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $29,735ADR $341Occ ≈ 24%4.9★ (21)

    Airbnb

  • Breathtaking Mountain Views, hot tub, fenced yard, 2 kings, Pets friendly.

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

    Revenue $37,203ADR $300Occ ≈ 34%4.7★ (64)

    Vrbo

  • Heavenly View Lodge | Ellijay, GA

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

    Revenue $20,656ADR $242Occ ≈ 23%—

    AirbnbVrbo

  • Great Views w/HotTub/Fireplace/Blue Ridge| Dogs OK

    Cabin · 3 bd · 2 ba · sleeps 7 · 0.8 mi

    Revenue $46,426ADR $222Occ ≈ 57%4.9★ (120)

    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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$45,929

NOI

$11,861

Cash flow /mo

-$3,861

Cash needed

$283,971

Cash-on-cash

-16.3%

ROE (yr 1)

-4.7%

Cap rate

1.3%

DSCR

0.20

Year-1 write-off

$146,572

Year-1 tax shield @ 32%

$46,903

Year-1 return on equity

  • Cash flow (annual)-$46,330
  • Principal paydown$5,889
  • Appreciation at%$26,997
ROE-4.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,186
  • Platform fees (3% of revenue)$1,378
  • Maintenance / capex (5% of revenue)$2,296
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$7,289
  • Insurance (STR-rated)$9,719

Cash needed to close

  • Down payment (25%)$224,975
  • Closing costs (4.0%)$35,996
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$46,903

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

$765,000

Short-life (5/15-yr)

$122,000 · 16%

Year-1 deduction

$147,000

Year-1 tax shield @ 32%

$47,000

Land 15% (market default, no usable tax-record split) · building $643,000 over 39 years · new furniture $23,000

Based on: 3,532 sq ft, built 2025, 4 bd / 3 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $105,000 in year 1 (10% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$94,200

  • Kitchen cabinetsdefault

    $13,500 new × 96% good × 1.20 allocation

    $15,700

  • Kitchen countertopsdefault

    $11,100 new × 96% good × 1.20 allocation

    $12,800

  • Decorative trimdefault

    $6,200 new × 96% good × 1.20 allocation

    $7,100

  • Mirrorsdefault

    $500 new × 92% good × 1.20 allocation

    $500

  • Shelvingdefault

    $1,500 new × 96% good × 1.20 allocation

    $1,700

  • Window coverings (35)default

    $8,800 new × 90% good × 1.20 allocation

    $9,500

  • Kitchen & laundry equipment plumbingdefault

    $10,500 new × 98% good × 1.20 allocation

    $12,400

  • Kitchen, laundry & data equipment electricaldefault

    $6,400 new × 98% good × 1.20 allocation

    $7,500

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 92% good × 1.20 allocation

    $3,900

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$50,300

  • Paving: driveway & walks (paved)default

    $12,300 new × 96% good × 1.20 allocation

    $14,300

  • Landscaping (typical)default

    $11,900 new × 96% good × 1.20 allocation

    $13,700

  • Patioslisting

    $15,900 new × 96% good × 1.20 allocation

    $18,400

  • Decks & porches (attached)default

    $3,500 new × 95% good × 1.20 allocation

    $4,000
Building, 39-year$643,400

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

    $384,000 new × 98% good × 1.20 allocation

    $454,900

  • Building plumbing & fixturesdefault

    $39,800 new × 98% good × 1.20 allocation

    $47,100

  • Building electrical & lightingdefault

    $42,000 new × 98% good × 1.20 allocation

    $49,600

  • HVACdefault

    $39,800 new × 95% good × 1.20 allocation

    $45,500

  • Hardwood & tile floorsdefault

    $22,700 new × 96% good × 1.20 allocation

    $26,300

  • Fireplaces (2)listing

    $5,300 new × 96% good × 1.20 allocation

    $6,100

  • Septic systemlisting

    $12,000 new × 96% good × 1.20 allocation

    $13,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$94,200$50,300$2,100$146,600
2$0$0$16,500$16,500
3$0$0$16,500$16,500
4$0$0$16,500$16,500
5$0$0$16,500$16,500
6+$0$0$575,400$575,400
Total$94,200$50,300$643,400$787,900

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: 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.