135 Muller Ln
Ellijay, GA 30540
$699,900
3 bd · 2 ba · 2,354 sqft · Listed 16d ago
View on Realtor.com →Year built
2000
Sqft
2,354
Lot sqft
33,541
HOA / mo
None
Furnished
Yes
List date
2026-09-11T21:40:23.000000Z
Revenue
Annual revenue
$33,317
ADR
$221
Occupancy
41%
Cleaning fees (12 mo)
$7,618
Confidence
Low (37.02), 47 comps
Comp revenue range (p25 / median / p75)
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $11,824ADR $165Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relaxing River Retreat on the river hot tub, firep Cabin | 3 bd · 2 ba · sleeps 6 | $39,136 | $318 | 34% | 4.5★ (32) | 285 ft | AirbnbVrbo |
Riverfront Cabin w/ Screened Gazebo & EV Charger Cabin | 3 bd · 2 ba · sleeps 6 | $36,078 | $224 | 44% | 5★ (55) | 0.1 mi | AirbnbVrboBooking |
Amazing View / Sunset / Hot Tub / Covered Deck Cabin | 3 bd · 3 ba · sleeps 8 | $69,277 | $256 | 74% | 5★ (140) | 0.1 mi | AirbnbVrbo |
Ellijay Cabin w/ Game Rm + Fire Pit | Dog-Friendly Cabin | 3 bd · 3 ba · sleeps 8 | $24,520 | $299 | 22% | 5★ (38) | 0.2 mi | AirbnbVrbo |
Dreamy wooded escape w/2 decks, resort access, WiFi, gas grills, hot tub/pool Cabin | 3 bd · 3 ba · sleeps 8 | $15,641 | $212 | 20% | 4.5★ (20) | 0.2 mi | VrboBooking |
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access Vacation home | 3 bd · 2 ba · sleeps 8 | $11,824 | $165 | 20% | — | 0.2 mi | Booking |
Deer Haven-Hot Tub • Game Room • Outdoor Fireplace Cabin | 3 bd · 3 ba · sleeps 6 | $33,750 | $262 | 35% | 5★ (13) | 0.2 mi | AirbnbVrbo |
Deer Haven Getaways - Resort Access Cabin | 3 bd · 3 ba · sleeps 8 | $10,513 | $228 | 13% | 4.7★ (46) | 0.2 mi | AirbnbVrbo |
Riverfront, Hot Tub! Coosawattee River Resort Home House | 3 bd · 3 ba · sleeps 8 | $34,296 | $322 | 29% | 5★ (13) | 0.3 mi | AirbnbVrboBooking |
New! Riverfront Retreat - Sleeps 12, Ellijay Cabin | 3 bd · 3 ba · sleeps 12 | $83,336 | $421 | 54% | 5★ (33) | 0.3 mi | AirbnbVrboBooking |
Show all 47 comps
Wander and Wine - Ellijay Escape
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $43,279ADR $196Occ ≈ 60%5★ (37)
Riveredge Escape Cabin-Tubing, PlaySet, Resort
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $11,055ADR $544Occ ≈ 6%—
Beautiful Private Getaway Fireplace HotTub Rocking Chair Porch Resort Amenities
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $34,905ADR $175Occ ≈ 55%4.9★ (126)
Riverfront Cabin w/ Hot-tub, peaceful escape
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.4 mi
Revenue $28,871ADR $250Occ ≈ 32%5★ (16)
Beautiful River House On The River!
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $17,530ADR $239Occ ≈ 20%4.8★ (16)
Whitetail River Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $13,846ADR $411Occ ≈ 9%—
Secluded Coosawattee Cabin: Ideal Ellijay Retreat for Rest & Relaxation
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $3,769ADR $471Occ ≈ 2%5★
Cabin at Coosawattee River Resort with private hot tub, pool & river access
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $19,131ADR $294Occ ≈ 18%4.9★ (14)
Treehouse in Coosawatee River Resort
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $4,915ADR $188Occ ≈ 7%5★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3BR bohemian cabin with hot tub & resort amenities Cabin | 3 bd · 2 ba · sleeps 6 | $25,720 | $247 | 29% | 4.7★ (17) | 0.3 mi | AirbnbVrboBooking |
Wander and Wine - Ellijay Escape House | 3 bd · 2 ba · sleeps 6 | $43,279 | $196 | 60% | 5★ (37) | 0.3 mi | Airbnb |
New Listing: Secluded Heavenly Views 3 Bedroom, 2. Cabin | 3 bd · 2.5 ba · sleeps 7 | $14,302 | $361 | 11% | — | 0.3 mi | AirbnbVrbo |
Riveredge Escape Cabin-Tubing, PlaySet, Resort Vacation home | 3 bd · 2 ba · sleeps 6 | $11,055 | $544 | 6% | — | 0.3 mi | Booking |
A Harmony Of Coziness & Charm~ Fire pit, Workspace Cabin | 3 bd · 1.5 ba · sleeps 6 | $46,665 | $180 | 71% | 5★ (32) | 0.4 mi | AirbnbVrboBooking |
Beautiful Private Getaway Fireplace HotTub Rocking Chair Porch Resort Amenities Cabin | 3 bd · 2 ba · sleeps 6 | $34,905 | $175 | 55% | 4.9★ (126) | 0.4 mi | Vrbo |
River Retreat | Ellijay, Georgia Cabin | 3 bd · 3 ba · sleeps 8 | $41,621 | $362 | 32% | 5★ (16) | 0.4 mi | AirbnbVrbo |
Cozy Blue Ridge Cabin w/ River Access & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $45,106 | $209 | 59% | 4.8★ (198) | 0.4 mi | AirbnbVrboBooking |
Riverfront Cabin w/ Hot-tub, peaceful escape Cabin | 3 bd · 2.5 ba · sleeps 7 | $28,871 | $250 | 32% | 5★ (16) | 0.4 mi | Airbnb |
Beautiful River House On The River! House | 3 bd · 2 ba · sleeps 8 | $17,530 | $239 | 20% | 4.8★ (16) | 0.4 mi | Airbnb |
Beautiful Light-Filled Cabin in Ellijay w/Fire Pit Cabin | 3 bd · 2.5 ba · sleeps 6 | $33,396 | $188 | 49% | 4.9★ (81) | 0.4 mi | AirbnbVrbo |
Vino Vista 2BR+Loft-Wine Cellar, Game Rm & Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $38,637 | $210 | 50% | 5★ (85) | 0.4 mi | AirbnbVrbo |
Expansive Mountain Views | Coffee Bar & Comfy Beds Cabin | 3 bd · 2.5 ba · sleeps 7 | $24,242 | $282 | 24% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Whitetail River Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $13,846 | $411 | 9% | — | 0.4 mi | Airbnb |
Riverview Hideaway | Dog-Friendly Riverview Cabin Cabin | 3 bd · 2.5 ba · sleeps 8 | $22,043 | $399 | 15% | 4.8★ (32) | 0.4 mi | AirbnbVrbo |
3 Bedroom Lodge Villa | 3 bd · 2 ba · sleeps 6 | $800 | $266 | 1% | — | 0.4 mi | Airbnb |
Secluded Coosawattee Cabin: Ideal Ellijay Retreat for Rest & Relaxation Cabin | 3 bd · 3 ba · sleeps 9 | $3,769 | $471 | 2% | 5★ | 0.5 mi | Vrbo |
Cabin w/Hot Tub, Sauna, Firepits, Resort Amenities House | 3 bd · 3 ba · sleeps 8 | $66,080 | $317 | 57% | 5★ (39) | 0.5 mi | AirbnbVrbo |
'Next Stop Heaven' Game Room & Multiple Decks Cabin | 3 bd · 3 ba · sleeps 10 | $35,486 | $318 | 31% | 5★ (46) | 0.5 mi | AirbnbVrboBooking |
Cabin at Coosawattee River Resort with private hot tub, pool & river access Cabin | 3 bd · 3 ba · sleeps 8 | $19,131 | $294 | 18% | 4.9★ (14) | 0.6 mi | Vrbo |
Resort Cabin w/Hot Tub, Firepit Mins to DT Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $7,273 | $421 | 5% | 5★ (62) | 0.6 mi | AirbnbVrbo |
Riverbend House Cabin | 3 bd · 3 ba · sleeps 10 | $36,139 | $344 | 29% | 4.9★ (131) | 0.6 mi | AirbnbVrbo |
Resort cabin, close to gate, hot tub, fenced yard Cabin | 3 bd · 2 ba · sleeps 7 | $36,743 | $271 | 37% | 4.9★ (179) | 0.6 mi | AirbnbVrbo |
Copper Lantern Stays Cabin | 3 bd · 3 ba · sleeps 8 | $1,055 | $218 | 1% | 4.5★ (17) | 0.6 mi | AirbnbVrboBooking |
Cozy Riverfront Cabin w/ Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $31,044 | $239 | 36% | 5★ (64) | 0.6 mi | AirbnbVrbo |
'The River Rest' Ellijay Cabin w/ Hot Tub! Cabin | 3 bd · 3 ba · sleeps 10 | $31,353 | $308 | 28% | 4.9★ (57) | 0.6 mi | AirbnbVrboBooking |
Bucks Bear Lodge - Recharge in a Riverside Resort Cabin | 3 bd · 3 ba · sleeps 8 | $47,329 | $350 | 37% | 4.9★ (22) | 0.6 mi | AirbnbVrboBooking |
Cozy Blue Ridge Cabin • Firepit • Near Orchards Cabin | 3 bd · 2 ba · sleeps 8 | $8,717 | $198 | 12% | 5★ (3) | 0.6 mi | AirbnbVrbo |
3 Mi to Dtwn Ellijay: Tree-Lined Cabin w/ Deck! Cabin | 3 bd · 1.5 ba · sleeps 6 | $35,094 | $229 | 42% | 4.5★ (12) | 0.7 mi | AirbnbVrboBooking |
Dream Weaver | Ellijay, Ga Cabin | 3 bd · 2.5 ba · sleeps 6 | $41,220 | $367 | 31% | 4.7★ (8) | 0.7 mi | AirbnbVrbo |
Kid-Friendly Cabin, Hot Tub, Peaceful Ellijay Stay Cabin | 3 bd · 2 ba · sleeps 6 | $21,510 | $175 | 34% | 4.7★ (31) | 0.7 mi | AirbnbVrbo |
Rustic Retreat - Paradise Found Cabin | 3 bd · 2.5 ba · sleeps 8 | $17,903 | $168 | 29% | 5★ (4) | 0.7 mi | AirbnbVrboBooking |
Cozy cabin in Ellijay, near Blue Ridge ! House | 3 bd · 3 ba · sleeps 9 | $62,426 | $311 | 55% | 5★ (45) | 0.7 mi | AirbnbVrboBooking |
Treehouse in Coosawatee River Resort Cabin | 3 bd · 2 ba · sleeps 8 | $4,915 | $188 | 7% | 5★ (17) | 0.7 mi | Vrbo |
Modern Luxury Cabin close to Downtown Ellijay! Cabin | 3 bd · 3 ba · sleeps 12 | $35,850 | $284 | 35% | 4.9★ (168) | 0.7 mi | AirbnbVrbo |
Cute 3/3 cabin: firepit, games, resort amenities! Cabin | 3 bd · 3 ba · sleeps 8 | $26,048 | $221 | 32% | 4.9★ (33) | 0.8 mi | AirbnbVrbo |
3 BR home with outdoor deck and serene views Cabin | 3 bd · 3 ba · sleeps 8 | $2,730 | $273 | 3% | — | 0.8 mi | AirbnbVrboBooking |
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
Est. revenue
$33,317
NOI
$8,635
Cash flow /mo
$720
Cash needed
$727,896
Cash-on-cash (all cash)
1.2%
ROE (yr 1)
4.1%
Cap rate
1.2%
DSCR
—
Year-1 write-off
$129,069
Year-1 tax shield @ 32%
$41,302
Year-1 return on equity
- Cash flow (annual)$8,635
- Principal paydown (n/a, cash)$0
- Appreciation at%$20,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,663
- Platform fees (3% of revenue)$1,000
- Maintenance / capex (5% of revenue)$1,666
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,594
- Insurance (STR-rated)$7,559
Cash needed to close
- Purchase price (all cash)$699,900
- Closing costs (4.0%)$27,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,302
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
$584,000
Short-life (5/15-yr)
$128,000 · 22%
Year-1 deduction
$129,000
Year-1 tax shield @ 32%
$41,000
Land 17% (county tax record, market value split) · building $456,000 over 39 years
Based on: 2,354 sq ft, built 2000, 3 bd / 2 ba, furnished, listing features (deck, fence, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $72,000 in year 1 (12% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,300
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.35 allocation
- $10,500
Kitchen countertops (stone)listing
$11,200 new × 40% good × 2.35 allocation
- $3,900
Decorative trimdefault
$4,100 new × 40% good × 2.35 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.35 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.35 allocation
- $5,600
Window coverings (24)default
$6,000 new × 40% good × 2.35 allocation
- $9,600
Kitchen & laundry equipment plumbingdefault
$8,500 new × 48% good × 2.35 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 48% good × 2.35 allocation
- $6,300
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.35 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $11,800
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.35 allocation
- $11,400
Landscaping (typical)default
$9,700 new × 50% good × 2.35 allocation
- $2,700
Patiosdefault
$2,300 new × 50% good × 2.35 allocation
- $31,100
Decks & porches (attached)listing
$26,500 new × 50% good × 2.35 allocation
- $7,000
Fencinglisting
$6,000 new × 50% good × 2.35 allocation
- $340,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$255,700 new × 57% good × 2.35 allocation
- $29,900
Building plumbing & fixturesdefault
$26,500 new × 48% good × 2.35 allocation
- $30,500
Building electrical & lightingdefault
$27,100 new × 48% good × 2.35 allocation
- $24,900
HVACdefault
$26,500 new × 40% good × 2.35 allocation
- $14,200
Hardwood & tile floorsdefault
$15,100 new × 40% good × 2.35 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.35 allocation
- $14,100
Septic systemlisting
$12,000 new × 50% good × 2.35 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,600 | $64,000 | $1,500 | $129,100 |
| 2 | $0 | $0 | $11,700 | $11,700 |
| 3 | $0 | $0 | $11,700 | $11,700 |
| 4 | $0 | $0 | $11,700 | $11,700 |
| 5 | $0 | $0 | $11,700 | $11,700 |
| 6+ | $0 | $0 | $407,800 | $407,800 |
| Total | $63,600 | $64,000 | $456,100 | $583,700 |
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.