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62 Cannon Ct

62 Cannon Ct

Ellijay, GA 30540

$514,950

5 bd · 3 ba · 3,728 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2000

Sqft

3,728

Lot sqft

40,511

HOA / mo

$90

Furnished

No

List date

2026-09-28T16:27:43.000000Z

Revenue

Annual revenue

$54,426

ADR

$416

Occupancy

36%

Cleaning fees (12 mo)

$8,256

Confidence

Low (33.3), 6 comps

Comp revenue range (p25 / median / p75)

$50,158$78,011$120,224

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  • XL Luxury Riverfront | Hot Tub | Theater & Views

    Cabin · 5 bd · 3.5 ba · sleeps 14 · 0.3 mi

    Revenue $126,962ADR $677Occ ≈ 51%5★ (74)

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  • HUGE RiverCabin Tubing/Hot Tub/Fireplace/King Beds

    Cabin · 5 bd · 3.5 ba · sleeps 10 · 0.4 mi

    Revenue $56,012ADR $395Occ ≈ 39%5★ (95)

    AirbnbVrboBooking

  • Looking Glass Retreat-Exquisite Waterfront Home

    House · 5 bd · 3.5 ba · sleeps 14 · 0.4 mi

    Revenue $147,036ADR $753Occ ≈ 53%5★ (141)

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  • Lazy River | Ellijay, GA

    Cabin · 5 bd · 4 ba · sleeps 10 · 0.6 mi

    Revenue $100,010ADR $655Occ ≈ 42%5★ (6)

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  • Bearfoot on the River in Coosawattee Resort

    House · 5 bd · 3 ba · sleeps 16 · 0.6 mi

    Revenue $48,206ADR $599Occ ≈ 22%5★ (48)

    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

Est. revenue

$54,426

NOI

$25,097

Cash flow /mo

$2,091

Cash needed

$562,048

Cash-on-cash (all cash)

4.5%

ROE (yr 1)

7.2%

Cap rate

4.9%

DSCR

—

Year-1 write-off

$113,047

Year-1 tax shield @ 32%

$36,175

Year-1 return on equity

  • Cash flow (annual)$25,097
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,449
ROE7.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.7%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,885
  • Platform fees (3% of revenue)$1,633
  • Maintenance / capex (5% of revenue)$2,721
  • Utilities & supplies$4,200
  • HOA$1,080
  • Property tax$3,248
  • Insurance (STR-rated)$5,561

Cash needed to close

  • Purchase price (all cash)$514,950
  • Closing costs (4.0%)$20,598
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,175

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

$438,000

Short-life (5/15-yr)

$85,000 · 20%

Year-1 deduction

$113,000

Year-1 tax shield @ 32%

$36,000

Land 15% (market default, no usable tax-record split) · building $352,000 over 39 years · new furniture $27,000

Based on: 3,728 sq ft, built 2000, 5 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $73,000 in year 1 (10% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$67,800

  • Kitchen cabinetsdefault

    $14,000 new × 40% good × 1.17 allocation

    $6,500

  • Kitchen countertopsdefault

    $11,400 new × 40% good × 1.17 allocation

    $5,300

  • Decorative trimdefault

    $6,500 new × 40% good × 1.17 allocation

    $3,100

  • Mirrorsdefault

    $500 new × 40% good × 1.17 allocation

    $200

  • Shelvingdefault

    $1,800 new × 40% good × 1.17 allocation

    $800

  • Window coverings (37)default

    $9,300 new × 40% good × 1.17 allocation

    $4,300

  • Carpet, vinyl & laminate (33% of floors)listing

    $8,000 new × 40% good × 1.17 allocation

    $3,700

  • Kitchen & laundry equipment plumbingdefault

    $10,900 new × 48% good × 1.17 allocation

    $6,100

  • Kitchen, laundry & data equipment electricaldefault

    $6,600 new × 48% good × 1.17 allocation

    $3,700

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

    $7,000 new × 40% good × 1.17 allocation

    $3,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.17 allocation

    $4,200

  • Furniture bought newlisting

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

    $26,500
15-year land improvements$44,100

  • Paving: driveway & walks (paved)default

    $12,700 new × 50% good × 1.17 allocation

    $7,400

  • Landscaping (typical)default

    $12,200 new × 50% good × 1.17 allocation

    $7,100

  • Patiosdefault

    $3,700 new × 50% good × 1.17 allocation

    $2,200

  • Decks & porches (attached)listing

    $41,900 new × 50% good × 1.17 allocation

    $24,500

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 1.17 allocation

    $2,900
Building, 39-year$352,300

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

    $405,100 new × 57% good × 1.17 allocation

    $268,300

  • Building plumbing & fixturesdefault

    $42,100 new × 48% good × 1.17 allocation

    $23,600

  • Building electrical & lightingdefault

    $44,500 new × 48% good × 1.17 allocation

    $25,000

  • HVACdefault

    $42,000 new × 40% good × 1.17 allocation

    $19,600

  • Hardwood & tile floorsdefault

    $16,000 new × 40% good × 1.17 allocation

    $7,500

  • Fireplacelisting

    $2,600 new × 40% good × 1.17 allocation

    $1,200

  • Septic systemlisting

    $12,000 new × 50% good × 1.17 allocation

    $7,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$67,800$44,100$1,100$113,000
2$0$0$9,000$9,000
3$0$0$9,000$9,000
4$0$0$9,000$9,000
5$0$0$9,000$9,000
6+$0$0$315,000$315,000
Total$67,800$44,100$352,300$464,200

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: California and Georgia 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.