270 Wild Oaks Way
Ellijay, GA 30540
$677,500
3 bd · 2 ba · 2,160 sqft · Listed 2d ago
View on Realtor.com →Year built
2023
Sqft
2,160
Lot sqft
135,036
HOA / mo
None
Furnished
Yes
List date
2026-10-09T17:15:50.000000Z
Revenue
Annual revenue
$61,299
ADR
$288
Occupancy
58%
Cleaning fees (12 mo)
$11,936
Confidence
High (86.68), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $57,906
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $65,983ADR $261Occ ≈ 69%5★ (45)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Wolves Den Cabin
| 3 bd · 3.5 ba · sleeps 8 | $71,636 | $320 | 61% | 4.9★ (103) | 0.1 mi | AirbnbVrbo |
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi Cabin
| 3 bd · 3.5 ba · sleeps 6 | $65,983 | $261 | 69% | 5★ (45) | 0.2 mi | Airbnb |
Cozy Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $49,525 | $183 | 74% | 5★ (104) | 0.3 mi | Airbnb |
Special! Private 7 acres pet friendly- Flat roads! Cabin
| 4 bd · 3 ba · sleeps 10 | $58,903 | $239 | 68% | 4.8★ (199) | 0.4 mi | AirbnbVrbo |
A Great Escape, exterior fireplace, hot tub Cabin
| 4 bd · 3.5 ba · sleeps 8 | $55,021 | $357 | 42% | 4.9★ (37) | 0.5 mi | AirbnbVrboBooking |
Angler's Escape | Ellyjay, GA Cabin
| 3 bd · 3.5 ba · sleeps 6 | $56,909 | $413 | 38% | 4.8★ (6) | 0.6 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$61,299
NOI
$29,511
Cash flow /mo
-$1,322
Cash needed
$196,475
Cash-on-cash
-8.1%
ROE (yr 1)
4.4%
Cap rate
4.4%
DSCR
0.65
Year-1 write-off
$133,930
Year-1 tax shield @ 32%
$42,858
Year-1 return on equity
- Cash flow (annual)-$15,869
- Principal paydown$4,120
- Appreciation at%$20,325
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)$12,260
- Platform fees (3% of revenue)$1,839
- Maintenance / capex (5% of revenue)$3,065
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,107
- Insurance (STR-rated)$7,317
Cash needed to close
- Down payment (25%)$169,375
- Closing costs (4.0%)$27,100
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,858
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
$599,000
Short-life (5/15-yr)
$133,000 · 22%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 12% (county tax record, market value split) · building $465,000 over 39 years
Based on: 2,160 sq ft, built 2023, 3 bd / 2 ba, furnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $69,000 in year 1 (11% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,600
Kitchen cabinetsdefault
$10,500 new × 88% good × 1.47 allocation
- $13,900
Kitchen countertops (stone)listing
$10,800 new × 88% good × 1.47 allocation
- $4,900
Decorative trimdefault
$3,800 new × 88% good × 1.47 allocation
- $300
Mirrorsdefault
$300 new × 75% good × 1.47 allocation
- $1,600
Shelvingdefault
$1,200 new × 88% good × 1.47 allocation
- $5,700
Window coverings (22)default
$5,500 new × 70% good × 1.47 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$8,200 new × 94% good × 1.47 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 94% good × 1.47 allocation
- $8,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.47 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $12,500
Paving: driveway & walks (paved)default
$9,600 new × 88% good × 1.47 allocation
- $6,000
Landscaping (minimal)listing
$4,600 new × 88% good × 1.47 allocation
- $2,800
Patiosdefault
$2,100 new × 88% good × 1.47 allocation
- $30,300
Decks & porches (attached)listing
$24,300 new × 85% good × 1.47 allocation
- $7,500
Fencinglisting
$6,000 new × 85% good × 1.47 allocation
- $327,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$234,500 new × 95% good × 1.47 allocation
- $33,600
Building plumbing & fixturesdefault
$24,300 new × 94% good × 1.47 allocation
- $34,000
Building electrical & lightingdefault
$24,700 new × 94% good × 1.47 allocation
- $30,400
HVACdefault
$24,300 new × 85% good × 1.47 allocation
- $18,000
Hardwood & tile floorsdefault
$13,900 new × 88% good × 1.47 allocation
- $6,800
Fireplaces (2)listing
$5,300 new × 88% good × 1.47 allocation
- $15,500
Septic systemlisting
$12,000 new × 88% good × 1.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,400 | $59,000 | $500 | $133,900 |
| 2 | $0 | $0 | $11,900 | $11,900 |
| 3 | $0 | $0 | $11,900 | $11,900 |
| 4 | $0 | $0 | $11,900 | $11,900 |
| 5 | $0 | $0 | $11,900 | $11,900 |
| 6+ | $0 | $0 | $417,300 | $417,300 |
| Total | $74,400 | $59,000 | $465,500 | $598,900 |
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.