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147 Sunset Cv

147 Sunset Cv

Ellijay, GA 30540

$468,888

3 bd · 2 ba · 1,529 sqft · Listed 27d ago

View on Realtor.com →
Rental historyLow confidence

Year built

2021

Sqft

1,529

Lot sqft

32,670

HOA / mo

None

Furnished

Yes

List date

2026-08-31T12:21:17.000000Z

Revenue

Annual revenue

$30,300

ADR

$171

Occupancy

49%

Cleaning fees (12 mo)

$6,080

Confidence

Low (26.59), 6 comps

Comp revenue range (p25 / median / p75)

$10,812$23,330$38,659

  • StackRock Cabin-An Exclusive Retreat

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    Revenue $25,184ADR $179Occ ≈ 39%4.8★ (234)

    AirbnbVrbo

  • Cajun Hideaway Retreat

    Cabin · 2 bd · 2 ba · sleeps 4 · 1.3 mi

    Revenue $3,381ADR $159Occ ≈ 6%4.7★ (19)

    Airbnb

  • Charming log cabin with serene views, private pond, & cozy fireplace

    Cabin · 2 bd · 2 ba · sleeps 4 · 1.4 mi

    Revenue $21,475ADR $143Occ ≈ 41%4.7★ (10)

    Vrbo

  • Pondside Porch House

    House · 4 bd · 2 ba · sleeps 10 · 1.7 mi

    Revenue $47,872ADR $222Occ ≈ 59%5★ (183)

    Airbnb

  • Precious cabin in Ellijay!

    Cabin · 2 bd · 1 ba · sleeps 3 · 2.0 mi

    Revenue $7,258ADR $138Occ ≈ 14%4.9★ (18)

    Airbnb

  • Honeys Hideaway-Private Trout Pond on 7acres ʕ•ᴥ•ʔ

    Cabin · 2 bd · 2 ba · sleeps 6 · 2.0 mi

    Revenue $43,151ADR $181Occ ≈ 65%5★ (141)

    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

$30,300

NOI

$10,058

Cash flow /mo

$838

Cash needed

$487,644

Cash-on-cash (all cash)

2.1%

ROE (yr 1)

4.9%

Cap rate

2.1%

DSCR

—

Year-1 write-off

$100,869

Year-1 tax shield @ 32%

$32,278

Year-1 return on equity

  • Cash flow (annual)$10,058
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,067
ROE4.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.6%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,060
  • Platform fees (3% of revenue)$909
  • Maintenance / capex (5% of revenue)$1,515
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,494
  • Insurance (STR-rated)$5,064

Cash needed to close

  • Purchase price (all cash)$468,888
  • Closing costs (4.0%)$18,756
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,278

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

$414,000

Short-life (5/15-yr)

$99,000 · 24%

Year-1 deduction

$101,000

Year-1 tax shield @ 32%

$32,000

Land 12% (county tax record, market value split) · building $315,000 over 39 years

Based on: 1,529 sq ft, built 2021, 3 bd / 2 ba, furnished, listing features (fence, fireplace, stone counters, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $72,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,400

  • Kitchen cabinetsdefault

    $9,200 new × 80% good × 1.52 allocation

    $11,100

  • Kitchen countertops (stone)listing

    $9,400 new × 80% good × 1.52 allocation

    $11,400

  • Decorative trimdefault

    $2,700 new × 80% good × 1.52 allocation

    $3,300

  • Mirrorsdefault

    $300 new × 58% good × 1.52 allocation

    $300

  • Shelvingdefault

    $1,200 new × 80% good × 1.52 allocation

    $1,500

  • Window coverings (15)default

    $3,800 new × 50% good × 1.52 allocation

    $2,900

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

    $9,800 new × 58% good × 1.52 allocation

    $8,700

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 90% good × 1.52 allocation

    $9,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 90% good × 1.52 allocation

    $5,900

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

    $7,700 new × 58% good × 1.52 allocation

    $6,800

  • Furniture conveyed with the sale (used)listing

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

    $7,800
15-year land improvements$29,800

  • Paving: driveway & walks (paved)default

    $8,100 new × 80% good × 1.52 allocation

    $9,900

  • Landscaping (typical)default

    $7,800 new × 80% good × 1.52 allocation

    $9,500

  • Patiosdefault

    $1,500 new × 80% good × 1.52 allocation

    $1,800

  • Decks & porches (attached)default

    $1,500 new × 75% good × 1.52 allocation

    $1,700

  • Fencinglisting

    $6,000 new × 75% good × 1.52 allocation

    $6,800
Building, 39-year$314,800

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

    $165,600 new × 92% good × 1.52 allocation

    $231,000

  • Building plumbing & fixturesdefault

    $17,200 new × 90% good × 1.52 allocation

    $23,500

  • Building electrical & lightingdefault

    $16,700 new × 90% good × 1.52 allocation

    $22,800

  • HVACdefault

    $17,200 new × 75% good × 1.52 allocation

    $19,700

  • Fireplacelisting

    $2,600 new × 80% good × 1.52 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 80% good × 1.52 allocation

    $14,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$69,400$29,800$1,700$100,900
2$0$0$8,100$8,100
3$0$0$8,100$8,100
4$0$0$8,100$8,100
5$0$0$8,100$8,100
6+$0$0$280,900$280,900
Total$69,400$29,800$314,800$414,000

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: 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.