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33 Rose Petal Ln

33 Rose Petal Ln

Ellijay, GA 30540

$989,900

5 bd · 8 ba · Listed today

View on Realtor.com →
Low confidenceEst. land %

Year built

2008

Sqft

—

Lot sqft

43,124

HOA / mo

None

Furnished

No

List date

2026-10-08T01:36:24.000000Z

Revenue

Annual revenue

$191,828

ADR

$976

Occupancy

54%

Cleaning fees (12 mo)

$22,140

Confidence

Low (51.48), 6 comps

Comp revenue range (p25 / median / p75)

$132,737$161,661$210,176

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

Median revenue of shown comps: $161,661

  • Legend- A Legendary Waterfront Stay in Ellijay, GA

    Cabin · 6 bd · 6.5 ba · sleeps 13 · 4.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $156,438ADR $1,320Occ ≈ 32%5★ (28)

    VrboBooking

  • Creekside Lodge w/ Hot Tub & Game Room

    Cabin · 6 bd · 6.5 ba · sleeps 16 · 5.8 mi

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

    Revenue $166,884ADR $962Occ ≈ 48%4.8★ (18)

    AirbnbVrbo

  • Mountaintown Creek Lodge - Ellijay, GA - Enjoy Peaceful Creek Views, Soak in the Hot Tub, Rack Up a Game of Pool, and Enjoy Game

    Vacation home · 6 bd · 7 ba · sleeps 17 · 5.9 mi

    Revenue $311,697ADR $1,288Occ ≈ 66%—

    Booking

  • Double 8 Mountaintown- Up to 16 Guests - 2 Cabins

    Cabin · 6 bd · 6.5 ba · sleeps 16 · 6.0 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $224,606ADR $953Occ ≈ 65%5★ (4)

    Airbnb

  • The Lodge and Cabins at Harpers Creek Sleeps 24

    Cabin · 4 bd · 7.5 ba · sleeps 16 · 6.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $124,836ADR $610Occ ≈ 56%4.7★ (166)

    AirbnbVrboBooking

  • Swimming Bear Lodge- Lakefront, Pet Friendly

    Cabin · 5 bd · 6 ba · sleeps 16 · 6.5 mi

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

    Revenue $65,573ADR $1,034Occ ≈ 17%5★ (4)

    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

Est. revenue

$191,828

NOI

$115,207

Cash flow /mo

$9,601

Cash needed

$1,055,996

Cash-on-cash (all cash)

10.9%

ROE (yr 1)

13.7%

Cap rate

11.6%

DSCR

—

Year-1 write-off

$152,463

Year-1 tax shield @ 32%

$48,788

Year-1 return on equity

  • Cash flow (annual)$115,207
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$29,697
ROE13.7%

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)$38,366
  • Platform fees (3% of revenue)$5,755
  • Maintenance / capex (5% of revenue)$9,591
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$8,018
  • Insurance (STR-rated)$10,691

Cash needed to close

  • Purchase price (all cash)$989,900
  • Closing costs (4.0%)$39,596
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$48,788

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

$841,000

Short-life (5/15-yr)

$125,000 · 15%

Year-1 deduction

$152,000

Year-1 tax shield @ 32%

$49,000

Land 15% (market default, no usable tax-record split) · building $716,000 over 39 years · new furniture $27,000

Based on: ~2,900 sq ft (from beds), built 2008, 5 bd / 8 ba, unfurnished, listing features (flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $118,000 in year 1 (11% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$116,500

  • Kitchen cabinetsdefault

    $12,200 new × 40% good × 2.54 allocation

    $12,400

  • Kitchen countertopsdefault

    $9,900 new × 40% good × 2.54 allocation

    $10,100

  • Decorative trimdefault

    $5,100 new × 40% good × 2.54 allocation

    $5,200

  • Mirrorsdefault

    $1,200 new × 40% good × 2.54 allocation

    $1,200

  • Shelvingdefault

    $1,800 new × 40% good × 2.54 allocation

    $1,800

  • Window coverings (29)default

    $7,300 new × 40% good × 2.54 allocation

    $7,400

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

    $18,700 new × 40% good × 2.54 allocation

    $19,000

  • Kitchen & laundry equipment plumbingdefault

    $9,500 new × 64% good × 2.54 allocation

    $15,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,700 new × 64% good × 2.54 allocation

    $9,300

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.54 allocation

    $8,200

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$35,200

  • Paving: driveway & walks (paved)default

    $11,200 new × 50% good × 2.54 allocation

    $14,200

  • Landscaping (typical)default

    $10,700 new × 50% good × 2.54 allocation

    $13,700

  • Patiosdefault

    $2,900 new × 50% good × 2.54 allocation

    $3,600

  • Decks & porches (attached)default

    $2,900 new × 50% good × 2.54 allocation

    $3,600
Building, 39-year$716,200

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

    $313,900 new × 70% good × 2.54 allocation

    $559,000

  • Building plumbing & fixturesdefault

    $32,700 new × 64% good × 2.54 allocation

    $53,200

  • Building electrical & lightingdefault

    $34,000 new × 64% good × 2.54 allocation

    $55,400

  • HVACdefault

    $32,700 new × 40% good × 2.54 allocation

    $33,300

  • Septic systemlisting

    $12,000 new × 50% good × 2.54 allocation

    $15,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$116,500$35,200$800$152,500
2$0$0$18,400$18,400
3$0$0$18,400$18,400
4$0$0$18,400$18,400
5$0$0$18,400$18,400
6+$0$0$642,000$642,000
Total$116,500$35,200$716,200$867,900

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: 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.