218 Oak Wood Ln
Ellijay, GA 30540
$755,000
4 bd · 3 ba · 3,310 sqft · Listed 26d ago
View on Realtor.com →Year built
2023
Sqft
3,310
Lot sqft
161,608
HOA / mo
$108
Furnished
No
List date
2026-09-01T19:38:10.000000Z
Revenue
Annual revenue
$32,747
ADR
$225
Occupancy
40%
Cleaning fees (12 mo)
$6,872
Confidence
Low (42.11), 11 comps
Comp revenue range (p25 / median / p75)
Cozy Mountain Cabin | Hot Tub & Fire Pit
Vacation home · 5 bd · 3 ba · sleeps 9 · 0.2 mi
Revenue $7,266ADR $197Occ ≈ 10%—
Rio Alto Cabin
Cabin · 3 bd · 2.5 ba · sleeps 9 · 0.3 mi
Revenue $23,456ADR $256Occ ≈ 25%5★ (27)
Aceres Haven! Cozy Fire Pit | Lake .5 | River 1.5
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $20,842ADR $316Occ ≈ 18%4★ (3)
Whispering Pines -Stunning Luxury Brand New Log
Cabin · 4 bd · 4 ba · sleeps 8 · 0.5 mi
Revenue $36,660ADR $533Occ ≈ 19%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Family Cabin Near Blue Ridge | Hot Tub & Game Room House | 3 bd · 3.5 ba · sleeps 9 | $40,836 | $266 | 42% | 5★ (81) | 0.2 mi | AirbnbVrboBooking |
Cozy Mountain Cabin | Hot Tub & Fire Pit Vacation home | 5 bd · 3 ba · sleeps 9 | $7,266 | $197 | 10% | — | 0.2 mi | Booking |
Cozy Mountain Cabin | Hot Tub and Fire Pit House | 3 bd · 3.5 ba · sleeps 9 | $16,014 | $210 | 21% | — | 0.2 mi | VrboBooking |
Ellijay Cabin: Hot Tub, Bar, Game Room, Sleeps 10 Cabin | 4 bd · 3.5 ba · sleeps 10 | $60,989 | $338 | 49% | 5★ (128) | 0.3 mi | AirbnbVrboBooking |
Mountain Peak Lodge - Game Room House | 4 bd · 3 ba · sleeps 10 | $42,739 | $352 | 33% | 4.5★ (9) | 0.3 mi | AirbnbVrboBooking |
Rio Alto Cabin Cabin | 3 bd · 2.5 ba · sleeps 9 | $23,456 | $256 | 25% | 5★ (27) | 0.3 mi | Airbnb |
Aceres Haven! Cozy Fire Pit | Lake .5 | River 1.5 Cabin | 3 bd · 2 ba · sleeps 6 | $20,842 | $316 | 18% | 4★ (3) | 0.4 mi | Airbnb |
Whispering Pines -Stunning Luxury Brand New Log Cabin | 4 bd · 4 ba · sleeps 8 | $36,660 | $533 | 19% | — | 0.5 mi | Airbnb |
'Lakeside Paradise' in Ellijay: Hot Tub, Fire Pit Cottage | 4 bd · 3 ba · sleeps 10 | $51,046 | $333 | 42% | 4.7★ (103) | 0.6 mi | AirbnbVrboBooking |
Luxury Cabin Retreat | Hot Tub | BBQ | Lake Access Cabin | 3 bd · 2.5 ba · sleeps 10 | $33,772 | $327 | 28% | 5★ (60) | 0.6 mi | AirbnbVrboBooking |
Show all 11 comps
Dog friendly 3-level cabin with stunning views & endless entertainment
Cabin · 3 bd · 3.5 ba · sleeps 12 · 0.7 mi
Revenue $5,338ADR $667Occ ≈ 2%4.5★
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dog friendly 3-level cabin with stunning views & endless entertainment Cabin | 3 bd · 3.5 ba · sleeps 12 | $5,338 | $667 | 2% | 4.5★ | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$32,747
NOI
$5,417
Cash flow /mo
-$3,617
Cash needed
$247,950
Cash-on-cash
-17.5%
ROE (yr 1)
-6.4%
Cap rate
0.7%
DSCR
0.11
Year-1 write-off
$163,547
Year-1 tax shield @ 32%
$52,335
Year-1 return on equity
- Cash flow (annual)-$43,404
- Principal paydown$4,941
- Appreciation at%$22,650
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,549
- Platform fees (3% of revenue)$982
- Maintenance / capex (5% of revenue)$1,637
- Utilities & supplies$4,200
- HOA$1,296
- Property tax$4,511
- Insurance (STR-rated)$8,154
Cash needed to close
- Down payment (25%)$188,750
- Closing costs (4.0%)$30,200
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,335
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
$616,000
Short-life (5/15-yr)
$133,000 · 22%
Year-1 deduction
$164,000
Year-1 tax shield @ 32%
$52,000
Land 18% (county tax record, market value split) · building $483,000 over 39 years · new furniture $29,000
Based on: 3,310 sq ft, built 2023, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $104,000 in year 1 (12% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,600
Kitchen cabinetsdefault
$13,100 new × 88% good × 1.01 allocation
- $9,500
Kitchen countertopsdefault
$10,700 new × 88% good × 1.01 allocation
- $5,200
Decorative trimdefault
$5,800 new × 88% good × 1.01 allocation
- $300
Mirrorsdefault
$500 new × 75% good × 1.01 allocation
- $1,300
Shelvingdefault
$1,500 new × 88% good × 1.01 allocation
- $5,900
Window coverings (33)default
$8,300 new × 70% good × 1.01 allocation
- $9,700
Kitchen & laundry equipment plumbingdefault
$10,200 new × 94% good × 1.01 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 94% good × 1.01 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.01 allocation
- $6,400
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.01 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)default
$11,900 new × 88% good × 1.01 allocation
- $10,200
Landscaping (typical)default
$11,500 new × 88% good × 1.01 allocation
- $13,300
Patioslisting
$14,900 new × 88% good × 1.01 allocation
- $32,100
Decks & porches (attached)listing
$37,200 new × 85% good × 1.01 allocation
- $5,200
Fencinglisting
$6,000 new × 85% good × 1.01 allocation
- $346,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$359,700 new × 95% good × 1.01 allocation
- $35,600
Building plumbing & fixturesdefault
$37,300 new × 94% good × 1.01 allocation
- $37,400
Building electrical & lightingdefault
$39,200 new × 94% good × 1.01 allocation
- $32,100
HVACdefault
$37,300 new × 85% good × 1.01 allocation
- $19,000
Hardwood & tile floorsdefault
$21,300 new × 88% good × 1.01 allocation
- $2,300
Fireplacelisting
$2,600 new × 88% good × 1.01 allocation
- $10,700
Septic systemlisting
$12,000 new × 88% good × 1.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,600 | $71,400 | $1,600 | $163,500 |
| 2 | $0 | $0 | $12,400 | $12,400 |
| 3 | $0 | $0 | $12,400 | $12,400 |
| 4 | $0 | $0 | $12,400 | $12,400 |
| 5 | $0 | $0 | $12,400 | $12,400 |
| 6+ | $0 | $0 | $432,200 | $432,200 |
| Total | $90,600 | $71,400 | $483,300 | $645,300 |
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.