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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

170 Cohutta Wilderness Trl

170 Cohutta Wilderness Trl

Ellijay, GA 30540

$500,000

3 bd · 3.5 ba · 1,809 sqft · Listed today

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1985

Sqft

1,809

Lot sqft

71,003

HOA / mo

None

Furnished

Yes

List date

2026-10-20T10:05:38.000000Z

Revenue

Annual revenue

$46,507

ADR

$300

Occupancy

42%

Cleaning fees (12 mo)

$10,231

Confidence

Low (21.25), 7 comps

Comp revenue range (p25 / median / p75)

$22,231$57,516$88,163

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $57,516

  • Heaven Bound

    Cottage · 3 bd · 3 ba · sleeps 8 · 269 ft

    Revenue $26,868ADR $214Occ ≈ 34%4.2★ (10)

    Airbnb

  • Heaven Bound - Pet Friendly

    House · 3 bd · 3 ba · sleeps 6 · 354 ft

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $17,594ADR $199Occ ≈ 24%4.9★ (13)

    AirbnbVrboBooking

  • Incredible cabin with lake and mountain views..

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $10,787ADR $522Occ ≈ 6%4.8★ (42)

    AirbnbVrbo

  • Mountain Waters Lodge - Chef's Kitchen

    Cabin · 4 bd · 4.5 ba · sleeps 9 · 1.6 mi

    Revenue $57,516ADR $405Occ ≈ 39%4.9★ (66)

    Airbnb

  • Mountain Oasis ~ Pickleball, Pool, Hot Tub & More!

    House · 4 bd · 4 ba · sleeps 10 · 2.1 mi

    Revenue $143,361ADR $804Occ ≈ 49%5★ (52)

    AirbnbVrbo

  • Red Stag Ridge ~ Mtn Views ~ Hot Tub ~ EV Charger

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 2.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $74,684ADR $476Occ ≈ 43%5★ (72)

    AirbnbVrbo

  • Grandview | Views, Hot Tub, Fire Pit, Golden Tee

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 2.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $101,642ADR $464Occ ≈ 60%5★ (112)

    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
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$46,507

NOI

$21,781

Cash flow /mo

-$976

Cash needed

$145,000

Cash-on-cash

-8.1%

ROE (yr 1)

4.4%

Cap rate

4.4%

DSCR

0.65

Year-1 write-off

$123,891

Year-1 tax shield @ 32%

$39,645

Year-1 return on equity

  • Cash flow (annual)-$11,710
  • Principal paydown$3,041
  • Appreciation at%$15,000
ROE4.4%

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)$9,301
  • Platform fees (3% of revenue)$1,395
  • Maintenance / capex (5% of revenue)$2,325
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,104
  • Insurance (STR-rated)$5,400

Cash needed to close

  • Down payment (25%)$125,000
  • Closing costs (4.0%)$20,000
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,645

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

$448,000

Short-life (5/15-yr)

$124,000 · 28%

Year-1 deduction

$124,000

Year-1 tax shield @ 32%

$40,000

Land 11% (county tax record, market value split) · building $325,000 over 39 years

Based on: 1,809 sq ft, built 1985, 3 bd / 3.5 ba, furnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $68,000 in year 1 (15% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$59,700

  • Kitchen cabinetsdefault

    $9,800 new × 40% good × 2.81 allocation

    $11,000

  • Kitchen countertops (stone)listing

    $10,000 new × 40% good × 2.81 allocation

    $11,200

  • Decorative trimdefault

    $3,200 new × 40% good × 2.81 allocation

    $3,600

  • Mirrorsdefault

    $500 new × 40% good × 2.81 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.81 allocation

    $1,300

  • Window coverings (18)default

    $4,500 new × 40% good × 2.81 allocation

    $5,100

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 40% good × 2.81 allocation

    $8,500

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 40% good × 2.81 allocation

    $5,200

  • Appliances (microwave, dishwasher, refrigerator, dryer)listing

    $4,900 new × 40% good × 2.81 allocation

    $5,500

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800
15-year land improvements$63,900

  • Paving: driveway & walks (paved)default

    $8,800 new × 50% good × 2.81 allocation

    $12,400

  • Landscaping (typical)default

    $8,500 new × 50% good × 2.81 allocation

    $11,900

  • Patiosdefault

    $1,800 new × 50% good × 2.81 allocation

    $2,500

  • Decks & porches (attached)listing

    $20,400 new × 50% good × 2.81 allocation

    $28,600

  • Fencinglisting

    $6,000 new × 50% good × 2.81 allocation

    $8,400
Building, 39-year$324,700

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

    $196,000 new × 40% good × 2.81 allocation

    $220,400

  • Building plumbing & fixturesdefault

    $20,300 new × 40% good × 2.81 allocation

    $22,900

  • Building electrical & lightingdefault

    $20,200 new × 40% good × 2.81 allocation

    $22,700

  • HVACdefault

    $20,400 new × 40% good × 2.81 allocation

    $22,900

  • Hardwood & tile floorsdefault

    $11,600 new × 40% good × 2.81 allocation

    $13,100

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.81 allocation

    $5,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.81 allocation

    $16,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$59,700$63,900$300$123,900
2$0$0$8,300$8,300
3$0$0$8,300$8,300
4$0$0$8,300$8,300
5$0$0$8,300$8,300
6+$0$0$291,100$291,100
Total$59,700$63,900$324,700$448,300

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: 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.