30 Crooked Ct
Ellijay, GA 30540
$199,998
3 bd · 2 ba · Listed today
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
28,314
HOA / mo
None
Furnished
No
List date
2026-10-02T01:48:28.000000Z
Revenue
Annual revenue
$45,962
ADR
$265
Occupancy
48%
Cleaning fees (12 mo)
$10,045
Confidence
Low (24.21), 8 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 The Black Still - Hot tub-Private-Modern-Fire Pit Cabin | 3 bd · 3 ba · sleeps 6 | $51,650 | $304 | 47% | 5★ (29) | 0.8 mi | AirbnbVrbo |
 Tranquility Place Stay Cabin | 3 bd · 2 ba · sleeps 6 | $29,590 | $265 | 31% | 4.3★ (16) | 0.8 mi | AirbnbVrboBooking |
 Carter's Corner Cabin | 3 bd · 1 ba · sleeps 5 | $13,885 | $169 | 23% | 5★ (80) | 1.2 mi | AirbnbVrbo |
 150Ac|View|Level2EV|Theater|HotTub|GameRm|Fire Pt Cabin | 3 bd · 2 ba · sleeps 10 | $38,673 | $395 | 27% | 4.3★ (90) | 1.5 mi | AirbnbVrbo |
 NEW 50 Acr Family Cabin W/ Mt View Slp 10+ Ellijay Cabin | 3 bd · 2 ba · sleeps 15 | $8,014 | $241 | 9% | 4.8★ (5) | 1.6 mi | AirbnbVrbo |
 Mountain Spa Cabin | Sauna, Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $74,253 | $282 | 72% | 5★ (75) | 2.1 mi | AirbnbVrbo |
 360° Mountain Views | Hot Tub | Theater | Fire Pit Cabin | 3 bd · 3 ba · sleeps 6 | $16,526 | $395 | 11% | 5★ (9) | 2.2 mi | AirbnbVrboBooking |
 Perch in the Clouds • Hot Tub • Stunning Views! House | 3 bd · 3 ba · sleeps 6 | $95,721 | $419 | 63% | 5★ (26) | 2.3 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$45,962
NOI
$26,644
Cash flow /mo
$1,117
Cash needed
$77,499
Cash-on-cash
17.3%
ROE (yr 1)
26.6%
Cap rate
13.3%
DSCR
2.01
Year-1 write-off
$57,891
Year-1 tax shield @ 32%
$18,525
Year-1 return on equity
- Cash flow (annual)$13,398
- Principal paydown$1,246
- Appreciation at%$6,000
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)$9,192
- Platform fees (3% of revenue)$1,379
- Maintenance / capex (5% of revenue)$2,298
- Utilities & supplies$4,200
- HOA$0
- Property tax$89
- Insurance (STR-rated)$2,160
Cash needed to close
- Down payment (25%)$50,000
- Closing costs (4.0%)$8,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$18,525
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
$170,000
Short-life (5/15-yr)
$38,000 · 23%
Year-1 deduction
$58,000
Year-1 tax shield @ 32%
$19,000
Land 15% (market default, no usable tax-record split) · building $132,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2026, 3 bd / 2 ba, unfurnished, listing features (flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $46,000 in year 1 (16% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,700
Kitchen cabinetsdefault
$10,000 new × 100% good × 0.47 allocation
- $3,800
Kitchen countertopsdefault
$8,200 new × 100% good × 0.47 allocation
- $1,600
Decorative trimdefault
$3,300 new × 100% good × 0.47 allocation
- $100
Mirrorsdefault
$300 new × 100% good × 0.47 allocation
- $600
Shelvingdefault
$1,200 new × 100% good × 0.47 allocation
- $2,200
Window coverings (19)default
$4,800 new × 100% good × 0.47 allocation
- $5,700
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 100% good × 0.47 allocation
- $3,600
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 0.47 allocation
- $2,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 0.47 allocation
- $3,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.47 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $4,200
Paving: driveway & walks (paved)default
$9,000 new × 100% good × 0.47 allocation
- $4,100
Landscaping (typical)default
$8,700 new × 100% good × 0.47 allocation
- $900
Patiosdefault
$1,900 new × 100% good × 0.47 allocation
- $900
Decks & porches (attached)default
$1,900 new × 100% good × 0.47 allocation
- $96,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 100% good × 0.47 allocation
- $10,000
Building plumbing & fixturesdefault
$21,400 new × 100% good × 0.47 allocation
- $10,000
Building electrical & lightingdefault
$21,400 new × 100% good × 0.47 allocation
- $10,000
HVACdefault
$21,400 new × 100% good × 0.47 allocation
- $5,600
Septic systemlisting
$12,000 new × 100% good × 0.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $47,700 | $10,000 | $100 | $57,900 |
| 2 | $0 | $0 | $3,400 | $3,400 |
| 3 | $0 | $0 | $3,400 | $3,400 |
| 4 | $0 | $0 | $3,400 | $3,400 |
| 5 | $0 | $0 | $3,400 | $3,400 |
| 6+ | $0 | $0 | $118,100 | $118,100 |
| Total | $47,700 | $10,000 | $131,700 | $189,500 |
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: 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.