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56 Carters View Ln

56 Carters View Ln

Ellijay, GA 30540

$899,000

3 bd · 3.5 ba · 2,880 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2021

Sqft

2,880

Lot sqft

96,268

HOA / mo

None

Furnished

Yes

List date

2026-10-28T13:46:15.000000Z

Revenue

Annual revenue

$34,924

ADR

$213

Occupancy

45%

Cleaning fees (12 mo)

$6,124

Confidence

Low (42.38), 7 comps

Comp revenue range (p25 / median / p75)

$21,006$35,661$42,540

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

Median revenue of shown comps: $35,661

  • Heavenly Lakeview Cabin - Carter's Lake - Ellijay

    House · 4 bd · 3.5 ba · sleeps 10 · 0.1 mi

    Revenue $34,493ADR $336Occ ≈ 28%5★ (58)

    Airbnb

  • Upscale creekside retreat-Book fall getaway now!

    House · 3 bd · 3.5 ba · sleeps 8 · 0.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +4

    Revenue $46,660ADR $352Occ ≈ 36%5★ (133)

    AirbnbVrboBooking

  • Pet-Friendly Ellijay Escape w/ Yard & Grill!

    House · 3 bd · 2.5 ba · sleeps 7 · 1.5 mi

    • Hot tub
    • A/C
    • Pets OK
    • Wifi
    • +3

    Revenue $38,419ADR $143Occ ≈ 74%4.8★ (96)

    AirbnbVrboBooking

  • Mountain Lake Escape | Ellijay, GA

    Cabin · 3 bd · 3 ba · sleeps 6 · 1.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +5

    Revenue $35,661ADR $329Occ ≈ 30%4.5★ (43)

    AirbnbVrbo

  • Carters Lake: Main House & Studio Retreat

    House · 4 bd · 3 ba · sleeps 10 · 1.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $4,369ADR $303Occ ≈ 4%4.9★ (10)

    Airbnb

  • Carter's Lake Retreat |Views, Hot Tub & Game Room

    House · 4 bd · 3.5 ba · sleeps 10 · 1.9 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $7,518ADR $237Occ ≈ 9%5★ (6)

    Airbnb

  • Ultimate Family Oasis *HotTub *View *New GameRoom

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 1.9 mi

    Revenue $47,876ADR $268Occ ≈ 49%4.9★ (98)

    AirbnbBooking

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

$34,924

NOI

$6,584

Cash flow /mo

$549

Cash needed

$934,960

Cash-on-cash (all cash)

0.7%

ROE (yr 1)

3.6%

Cap rate

0.7%

DSCR

—

Year-1 write-off

$128,000

Year-1 tax shield @ 32%

$40,960

Year-1 return on equity

  • Cash flow (annual)$6,584
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,970
ROE3.6%

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)$6,985
  • Platform fees (3% of revenue)$1,048
  • Maintenance / capex (5% of revenue)$1,746
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,652
  • Insurance (STR-rated)$9,709

Cash needed to close

  • Purchase price (all cash)$899,000
  • Closing costs (4.0%)$35,960
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,960

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

$737,000

Short-life (5/15-yr)

$127,000 · 17%

Year-1 deduction

$128,000

Year-1 tax shield @ 32%

$41,000

Land 18% (county tax record, market value split) · building $610,000 over 39 years

Based on: 2,880 sq ft, built 2021, 3 bd / 3.5 ba, furnished, listing features (hot tub, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $86,000 in year 1 (12% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$93,500

  • Kitchen cabinetsdefault

    $12,100 new × 80% good × 1.55 allocation

    $15,000

  • Kitchen countertops (stone)listing

    $12,400 new × 80% good × 1.55 allocation

    $15,300

  • Decorative trimdefault

    $5,000 new × 80% good × 1.55 allocation

    $6,200

  • Mirrorsdefault

    $500 new × 58% good × 1.55 allocation

    $400

  • Shelvingdefault

    $1,200 new × 80% good × 1.55 allocation

    $1,500

  • Window coverings (29)default

    $7,300 new × 50% good × 1.55 allocation

    $5,600

  • Carpet, vinyl & laminate (25% of floors)listing

    $4,600 new × 58% good × 1.55 allocation

    $4,200

  • Kitchen & laundry equipment plumbingdefault

    $9,400 new × 90% good × 1.55 allocation

    $13,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,700 new × 90% good × 1.55 allocation

    $7,900

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

    $7,700 new × 58% good × 1.55 allocation

    $7,000

  • Hot tub (freestanding)listing

    $9,000 new × 50% good × 1.55 allocation

    $7,000

  • Furniture conveyed with the sale (used)listing

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

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$33,900

  • Paving: driveway & walks (paved)default

    $11,100 new × 80% good × 1.55 allocation

    $13,800

  • Landscaping (typical)default

    $10,700 new × 80% good × 1.55 allocation

    $13,300

  • Patiosdefault

    $2,800 new × 80% good × 1.55 allocation

    $3,500

  • Decks & porches (attached)default

    $2,800 new × 75% good × 1.55 allocation

    $3,300
Building, 39-year$609,700

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

    $313,000 new × 92% good × 1.55 allocation

    $444,300

  • Building plumbing & fixturesdefault

    $32,500 new × 90% good × 1.55 allocation

    $45,200

  • Building electrical & lightingdefault

    $33,800 new × 90% good × 1.55 allocation

    $47,100

  • HVACdefault

    $32,400 new × 75% good × 1.55 allocation

    $37,700

  • Hardwood & tile floorsdefault

    $13,900 new × 80% good × 1.55 allocation

    $17,200

  • Fireplacelisting

    $2,600 new × 80% good × 1.55 allocation

    $3,300

  • Septic systemlisting

    $12,000 new × 80% good × 1.55 allocation

    $14,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$93,500$33,900$700$128,000
2$0$0$15,600$15,600
3$0$0$15,600$15,600
4$0$0$15,600$15,600
5$0$0$15,600$15,600
6+$0$0$546,500$546,500
Total$93,500$33,900$609,700$737,000

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.