234 Sunset Cv
Ellijay, GA 30540
$600,000
3 bd · 2 ba · 2,089 sqft · Listed 25d ago
View on Realtor.com →Year built
2020
Sqft
2,089
Lot sqft
32,670
HOA / mo
$50
Furnished
No
List date
2026-09-02T15:44:14.000000Z
Revenue
Annual revenue
$30,224
ADR
$170
Occupancy
49%
Cleaning fees (12 mo)
$6,073
Confidence
Low (26.59), 6 comps
Comp revenue range (p25 / median / p75)
Cajun Hideaway Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 1.2 mi
Revenue $3,381ADR $159Occ ≈ 6%4.7★ (19)
Charming log cabin with serene views, private pond, & cozy fireplace
Cabin · 2 bd · 2 ba · sleeps 4 · 1.3 mi
Revenue $21,475ADR $143Occ ≈ 41%4.7★ (10)
Pondside Porch House
House · 4 bd · 2 ba · sleeps 10 · 1.7 mi
Revenue $47,872ADR $222Occ ≈ 59%5★ (183)
Precious cabin in Ellijay!
Cabin · 2 bd · 1 ba · sleeps 3 · 1.9 mi
Revenue $7,258ADR $138Occ ≈ 14%4.9★ (18)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
StackRock Cabin-An Exclusive Retreat Cabin | 2 bd · 1 ba · sleeps 4 | $25,184 | $179 | 39% | 4.8★ (234) | 0.6 mi | AirbnbVrbo |
Cajun Hideaway Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $3,381 | $159 | 6% | 4.7★ (19) | 1.2 mi | Airbnb |
Charming log cabin with serene views, private pond, & cozy fireplace Cabin | 2 bd · 2 ba · sleeps 4 | $21,475 | $143 | 41% | 4.7★ (10) | 1.3 mi | Vrbo |
Pondside Porch House House | 4 bd · 2 ba · sleeps 10 | $47,872 | $222 | 59% | 5★ (183) | 1.7 mi | Airbnb |
Precious cabin in Ellijay! Cabin | 2 bd · 1 ba · sleeps 3 | $7,258 | $138 | 14% | 4.9★ (18) | 1.9 mi | Airbnb |
Honeys Hideaway-Private Trout Pond on 7acres ʕ•ᴥ•ʔ Cabin | 2 bd · 2 ba · sleeps 6 | $43,151 | $181 | 65% | 5★ (141) | 2.0 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$30,224
NOI
$7,642
Cash flow /mo
-$2,596
Cash needed
$193,500
Cash-on-cash
-16.1%
ROE (yr 1)
-4.8%
Cap rate
1.3%
DSCR
0.20
Year-1 write-off
$124,936
Year-1 tax shield @ 32%
$39,979
Year-1 return on equity
- Cash flow (annual)-$31,156
- Principal paydown$3,926
- Appreciation at%$18,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,045
- Platform fees (3% of revenue)$907
- Maintenance / capex (5% of revenue)$1,511
- Utilities & supplies$4,200
- HOA$600
- Property tax$2,839
- Insurance (STR-rated)$6,480
Cash needed to close
- Down payment (25%)$150,000
- Closing costs (4.0%)$24,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,979
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
$535,000
Short-life (5/15-yr)
$104,000 · 19%
Year-1 deduction
$125,000
Year-1 tax shield @ 32%
$40,000
Land 11% (county tax record, market value split) · building $431,000 over 39 years · new furniture $20,000
Based on: 2,089 sq ft, built 2020, 3 bd / 2 ba, unfurnished, listing features (patio, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $95,000 in year 1 (14% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$10,400 new × 76% good × 1.55 allocation
- $10,000
Kitchen countertopsdefault
$8,500 new × 76% good × 1.55 allocation
- $4,300
Decorative trimdefault
$3,700 new × 76% good × 1.55 allocation
- $200
Mirrorsdefault
$300 new × 50% good × 1.55 allocation
- $1,400
Shelvingdefault
$1,200 new × 76% good × 1.55 allocation
- $3,200
Window coverings (21)default
$5,300 new × 40% good × 1.55 allocation
- $5,200
Carpet, vinyl & laminate (50% of floors)listing
$6,700 new × 50% good × 1.55 allocation
- $11,000
Kitchen & laundry equipment plumbingdefault
$8,100 new × 88% good × 1.55 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 88% good × 1.55 allocation
- $4,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 50% good × 1.55 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,100
Paving: driveway & walks (paved)default
$9,500 new × 76% good × 1.55 allocation
- $10,700
Landscaping (typical)default
$9,100 new × 76% good × 1.55 allocation
- $11,100
Patioslisting
$9,400 new × 76% good × 1.55 allocation
- $3,800
Irrigationlisting
$3,500 new × 70% good × 1.55 allocation
- $2,200
Decks & porches (attached)default
$2,100 new × 70% good × 1.55 allocation
- $6,500
Fencinglisting
$6,000 new × 70% good × 1.55 allocation
- $315,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$226,800 new × 90% good × 1.55 allocation
- $32,000
Building plumbing & fixturesdefault
$23,500 new × 88% good × 1.55 allocation
- $32,300
Building electrical & lightingdefault
$23,800 new × 88% good × 1.55 allocation
- $25,500
HVACdefault
$23,500 new × 70% good × 1.55 allocation
- $7,900
Hardwood & tile floorsdefault
$6,700 new × 76% good × 1.55 allocation
- $3,100
Fireplacelisting
$2,600 new × 76% good × 1.55 allocation
- $14,100
Septic systemlisting
$12,000 new × 76% good × 1.55 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,100 | $45,400 | $1,400 | $124,900 |
| 2 | $0 | $0 | $11,000 | $11,000 |
| 3 | $0 | $0 | $11,000 | $11,000 |
| 4 | $0 | $0 | $11,000 | $11,000 |
| 5 | $0 | $0 | $11,000 | $11,000 |
| 6+ | $0 | $0 | $385,100 | $385,100 |
| Total | $78,100 | $45,400 | $430,600 | $554,200 |
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.