383 River Escape Dr

Ellijay, GA 30540

$1,089,000

3 bd · 3.5 ba · 2,910 sqft · Listed 24d ago

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Rental historyLow confidence

Year built

2014

Sqft

2,910

Lot sqft

158,123

HOA / mo

$63

Furnished

List date

2026-09-03T17:29:41.000000Z

Revenue

Annual revenue

$60,368

ADR

$337

Occupancy

49%

Cleaning fees (12 mo)

$12,627

Confidence

Med (57.29), 7 comps

Comp revenue range (p25 / median / p75)

$32,804$37,892$63,574

Luxury cabin, Breathtaking View, Slps 10, Hot Tub
Cabin · 4 bd · 3.5 ba · sleeps 10 · 341 ft
Revenue $76,518ADR $241Occ ≈ 87%5★ (336)
Airbnb Vrbo
Highland Harmony- Firepit, Games, Peaceful Escape
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.3 mi
Revenue $32,254ADR $404Occ ≈ 22%5★ (34)
Airbnb Vrbo
Unplug - Mountain View | Hot Tub | Pool Table | Outdoor Wood Burning Fireplace | Fire Pit
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi
Revenue $79,062ADR $576Occ ≈ 38%4.8★ (8)
Airbnb Vrbo
Canopy Cottage | Pets Stay FREE | Sleeps 6 | Riverfront fishing
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.4 mi
Revenue $31,844ADR $343Occ ≈ 25%4★ (2)
Vrbo
Unplug - Mountain View | Hot Tub | Pool Table | Outdoor Wood Burning Fireplace | Fire Pit
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $50,629ADR $336Occ ≈ 41%—
Booking
Riverstone Retreat | Ellijay, Georgia
Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $37,892ADR $578Occ ≈ 18%5★ (2)
Airbnb Vrbo
Waterfront Cabin in Ellijay: Hot Tub + Game Room
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $33,353ADR $282Occ ≈ 32%4.9★ (62)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Luxury cabin, Breathtaking View, Slps 10, Hot Tub Cabin	4 bd · 3.5 ba · sleeps 10	$76,518	$241	87%	5★ (336)	341 ft	Airbnb Vrbo
Highland Harmony- Firepit, Games, Peaceful Escape Cabin	4 bd · 3.5 ba · sleeps 8	$32,254	$404	22%	5★ (34)	0.3 mi	Airbnb Vrbo
Unplug - Mountain View \| Hot Tub \| Pool Table \| Outdoor Wood Burning Fireplace \| Fire Pit Cabin	4 bd · 3.5 ba · sleeps 10	$79,062	$576	38%	4.8★ (8)	0.4 mi	Airbnb Vrbo
Canopy Cottage \| Pets Stay FREE \| Sleeps 6 \| Riverfront fishing Cabin	3 bd · 3.5 ba · sleeps 6	$31,844	$343	25%	4★ (2)	0.4 mi	Vrbo
Unplug - Mountain View \| Hot Tub \| Pool Table \| Outdoor Wood Burning Fireplace \| Fire Pit Vacation home	4 bd · 3 ba · sleeps 8	$50,629	$336	41%	—	0.4 mi	Booking
Riverstone Retreat \| Ellijay, Georgia Cabin	4 bd · 3 ba · sleeps 8	$37,892	$578	18%	5★ (2)	0.5 mi	Airbnb Vrbo
Waterfront Cabin in Ellijay: Hot Tub + Game Room Cabin	3 bd · 2.5 ba · sleeps 6	$33,353	$282	32%	4.9★ (62)	0.5 mi	Airbnb Vrbo Booking

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$60,368

NOI

$21,058

Cash flow /mo

$1,755

Cash needed

$1,158,060

Cash-on-cash (all cash)

1.8%

ROE (yr 1)

4.6%

Cap rate

1.9%

DSCR

—

Year-1 write-off

$187,208

Year-1 tax shield @ 32%

$59,907

Year-1 return on equity

Cash flow (annual)$21,058
Principal paydown (n/a, cash)$0
Appreciation at%$32,670

ROE4.6%

ROE incl. year-1 tax savings (32% bracket, STR loophole)9.8%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$12,074
Platform fees (3% of revenue)$1,811
Maintenance / capex (5% of revenue)$3,018
Utilities & supplies$4,200
HOA$756
Property tax$5,690
Insurance (STR-rated)$11,761

Cash needed to close

Purchase price (all cash)$1,089,000
Closing costs (4.0%)$43,560
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$59,907

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

$923,000

Short-life (5/15-yr)

$159,000 · 17%

Year-1 deduction

$187,000

Year-1 tax shield @ 32%

$60,000

Land 15% (county tax record, market value split) · building $764,000 over 39 years · new furniture $26,000

Based on: 2,910 sq ft, built 2014, 3 bd / 3.5 ba, unfurnished, listing features (deck, patio, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $116,000 in year 1 (9% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$105,600

Kitchen cabinetsdefault
$12,200 new × 52% good × 2.29 allocation
$14,500
Kitchen countertopsdefault
$10,000 new × 52% good × 2.29 allocation
$11,900
Decorative trimdefault
$5,100 new × 52% good × 2.29 allocation
$6,100
Mirrorsdefault
$500 new × 40% good × 2.29 allocation
$400
Shelvingdefault
$1,200 new × 52% good × 2.29 allocation
$1,400
Window coverings (29)default
$7,300 new × 40% good × 2.29 allocation
$6,600
Carpet, vinyl & laminate (33% of floors)listing
$6,200 new × 40% good × 2.29 allocation
$5,700
Kitchen & laundry equipment plumbingdefault
$9,500 new × 76% good × 2.29 allocation
$16,500
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 76% good × 2.29 allocation
$10,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.29 allocation
$7,000
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$79,200

Paving: driveway & walks (paved)default
$11,200 new × 52% good × 2.29 allocation
$13,300
Landscaping (typical)default
$10,800 new × 52% good × 2.29 allocation
$12,800
Patioslisting
$13,100 new × 52% good × 2.29 allocation
$15,600
Decks & porches (attached)listing
$32,700 new × 50% good × 2.29 allocation
$37,500

Building, 39-year$764,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$316,300 new × 80% good × 2.29 allocation
$579,100
Building plumbing & fixturesdefault
$32,800 new × 76% good × 2.29 allocation
$57,100
Building electrical & lightingdefault
$34,200 new × 76% good × 2.29 allocation
$59,400
HVACdefault
$32,800 new × 40% good × 2.29 allocation
$30,000
Hardwood & tile floorsdefault
$12,500 new × 52% good × 2.29 allocation
$14,900
Fireplaces (3)listing
$7,900 new × 52% good × 2.29 allocation
$9,400
Septic systemlisting
$12,000 new × 52% good × 2.29 allocation
$14,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$105,600	$79,200	$2,500	$187,200
2	$0	$0	$19,600	$19,600
3	$0	$0	$19,600	$19,600
4	$0	$0	$19,600	$19,600
5	$0	$0	$19,600	$19,600
6+	$0	$0	$683,300	$683,300
Total	$105,600	$79,200	$764,200	$948,900

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.