657 Barnes Mountain Rd
Ellijay, GA 30540
$400,000
3 bd · 2 ba · 1,920 sqft · Listed 30d ago
View on Realtor.com →Year built
2020
Sqft
1,920
Lot sqft
155,074
HOA / mo
None
Furnished
No
List date
2026-08-28T21:52:01.000000Z
Revenue
Annual revenue
$37,731
ADR
$213
Occupancy
49%
Cleaning fees (12 mo)
$6,957
Confidence
Low (42.73), 13 comps
Comp revenue range (p25 / median / p75)
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 1.6 mi
Revenue $36,274ADR $223Occ ≈ 45%5★ (1)
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $15,738ADR $245Occ ≈ 18%5★ (247)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House | 3 bd · 3 ba · sleeps 8 | $36,274 | $223 | 45% | 5★ (1) | 1.6 mi | Vrbo |
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin | 3 bd · 2 ba · sleeps 8 | $15,738 | $245 | 18% | 5★ (247) | 1.7 mi | Vrbo |
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House | 3 bd · 3 ba · sleeps 8 | $44,181 | $195 | 62% | 5★ (6) | 1.9 mi | AirbnbVrboBooking |
Ledger Creek Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $25,513 | $205 | 34% | 4.9★ (34) | 1.9 mi | AirbnbVrboBooking |
Dolche Vita Chalet A great place to stay. Cabin | 3 bd · 3 ba · sleeps 8 | $1,154 | $577 | 1% | 5★ (11) | 2.0 mi | AirbnbVrbo |
Cozy Mountain Cabin hot tub, fire pit, hiking House | 3 bd · 2 ba · sleeps 6 | $30,865 | $238 | 36% | 4.8★ (63) | 2.0 mi | AirbnbVrboBooking |
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin | 3 bd · 3 ba · sleeps 10 | $65,025 | $296 | 60% | 5★ (81) | 2.1 mi | AirbnbVrbo |
Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries Cabin | 3 bd · 2.5 ba · sleeps 8 | $32,912 | $253 | 36% | 5★ (42) | 2.1 mi | AirbnbVrboBooking |
Rustic Cabin Escape in Gilmer County House | 3 bd · 2.5 ba · sleeps 8 | $10,299 | $344 | 8% | — | 2.1 mi | AirbnbVrbo |
Peaceful, screened porch, hot tub, firepit, grill Cabin | 3 bd · 3 ba · sleeps 6 | $47,408 | $192 | 68% | 5★ (52) | 2.1 mi | AirbnbVrbo |
Show all 13 comps
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 2.1 mi
Revenue $68,825ADR $311Occ ≈ 61%5★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads Cabin | 3 bd · 3 ba · sleeps 6 | $68,825 | $311 | 61% | 5★ (17) | 2.1 mi | Vrbo |
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin | 3 bd · 3 ba · sleeps 9 | $31,494 | $239 | 36% | 5★ (32) | 2.2 mi | AirbnbVrboBooking |
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin | 3 bd · 3 ba · sleeps 8 | $59,713 | $262 | 62% | 4.9★ (49) | 2.3 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
$37,731
NOI
$18,316
Cash flow /mo
-$629
Cash needed
$135,500
Cash-on-cash
-5.6%
ROE (yr 1)
5.2%
Cap rate
4.6%
DSCR
0.71
Year-1 write-off
$79,844
Year-1 tax shield @ 32%
$25,550
Year-1 return on equity
- Cash flow (annual)-$7,549
- Principal paydown$2,618
- Appreciation at%$12,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,546
- Platform fees (3% of revenue)$1,132
- Maintenance / capex (5% of revenue)$1,887
- Utilities & supplies$4,200
- HOA$0
- Property tax$330
- Insurance (STR-rated)$4,320
Cash needed to close
- Down payment (25%)$100,000
- Closing costs (4.0%)$16,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,550
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
$303,000
Short-life (5/15-yr)
$59,000 · 19%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$26,000
Land 24% (county tax record, market value split) · building $244,000 over 39 years · new furniture $20,000
Based on: 1,920 sq ft, built 2020, 3 bd / 2 ba, unfurnished, listing features (fence, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $62,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,400
Kitchen cabinetsdefault
$10,000 new × 76% good × 0.98 allocation
- $6,100
Kitchen countertopsdefault
$8,200 new × 76% good × 0.98 allocation
- $2,500
Decorative trimdefault
$3,400 new × 76% good × 0.98 allocation
- $100
Mirrorsdefault
$300 new × 50% good × 0.98 allocation
- $900
Shelvingdefault
$1,200 new × 76% good × 0.98 allocation
- $1,900
Window coverings (19)default
$4,800 new × 40% good × 0.98 allocation
- $6,000
Carpet, vinyl & laminate (100% of floors)listing
$12,400 new × 50% good × 0.98 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$7,800 new × 88% good × 0.98 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 88% good × 0.98 allocation
- $3,300
Appliances (range, microwave, dishwasher, refrigerator, dryer)listing
$6,700 new × 50% good × 0.98 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,800
Paving: driveway & walks (paved)listing
$9,100 new × 76% good × 0.98 allocation
- $6,500
Landscaping (typical)default
$8,700 new × 76% good × 0.98 allocation
- $1,400
Patiosdefault
$1,900 new × 76% good × 0.98 allocation
- $1,300
Decks & porches (attached)default
$1,900 new × 70% good × 0.98 allocation
- $4,100
Fencinglisting
$6,000 new × 70% good × 0.98 allocation
- $183,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$208,300 new × 90% good × 0.98 allocation
- $18,600
Building plumbing & fixturesdefault
$21,600 new × 88% good × 0.98 allocation
- $18,600
Building electrical & lightingdefault
$21,600 new × 88% good × 0.98 allocation
- $14,800
HVACdefault
$21,600 new × 70% good × 0.98 allocation
- $8,900
Septic systemlisting
$12,000 new × 76% good × 0.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,500 | $20,100 | $1,300 | $79,800 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $217,800 | $217,800 |
| Total | $58,500 | $20,100 | $244,200 | $322,700 |
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.