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136 Gallery Ct

136 Gallery Ct

Ellijay, GA 30540

$814,900

4 bd · 3.5 ba · 2,711 sqft · Listed 1d ago

View on Realtor.com →

Year built

2017

Sqft

2,711

Lot sqft

44,867

HOA / mo

$80

Furnished

No

List date

2026-10-19T19:25:43.000000Z

Revenue

Annual revenue

$57,185

ADR

$358

Occupancy

44%

Cleaning fees (12 mo)

$11,292

Confidence

Low (50.17), 19 comps

Comp revenue range (p25 / median / p75)

$30,257$62,024$69,896

Median revenue of shown comps: $62,024

  • River of Dreams - Ellijay

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 223 ft

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $52,026ADR $413Occ ≈ 35%4.9★ (35)

    AirbnbVrboBooking

  • Sleepy Bear Haven

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $32,749ADR $237Occ ≈ 38%5★ (177)

    Airbnb

  • Creekside Daze | Creekfront Hot Tub Sleeps 11

    Cabin · 4 bd · 4 ba · sleeps 11 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $63,314ADR $551Occ ≈ 31%5★ (7)

    AirbnbVrbo

  • Trout Tales Riverfront Lodge-DeckedOUT|Hottub|Dog

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $76,658ADR $380Occ ≈ 55%5★ (87)

    AirbnbVrboBooking

  • *Waterfront* Arcade, Hot Tub, Wi-Fi, Pool Table

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $105,906ADR $445Occ ≈ 65%5★ (103)

    AirbnbVrbo

  • 3 King Beds | Hot Tub | Game Room | Creekside

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue $39,226ADR $574Occ ≈ 19%5★ (39)

    AirbnbVrbo

  • Relaxing 4 bedroom cabin on river

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi

    Revenue $62,024ADR $309Occ ≈ 55%5★ (67)

    Airbnb

  • Cozy Cabin Retreat in Ellijay GA sleeps 12

    Cabin · 4 bd · 4 ba · sleeps 12 · 0.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $27,765ADR $303Occ ≈ 25%5★ (90)

    AirbnbVrbo

  • Peaceful River Hideaway - Coosawattee River access

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $62,715ADR $427Occ ≈ 40%4.8★ (17)

    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

Financing
Management

Est. revenue

$57,185

NOI

$22,094

Cash flow /mo

$1,841

Cash needed

$870,496

Cash-on-cash (all cash)

2.5%

ROE (yr 1)

5.3%

Cap rate

2.7%

DSCR

—

Year-1 write-off

$158,897

Year-1 tax shield @ 32%

$50,847

Year-1 return on equity

  • Cash flow (annual)$22,094
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$24,447
ROE5.3%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$11,437
  • Platform fees (3% of revenue)$1,716
  • Maintenance / capex (5% of revenue)$2,859
  • Utilities & supplies$4,200
  • HOA$960
  • Property tax$5,118
  • Insurance (STR-rated)$8,801

Cash needed to close

  • Purchase price (all cash)$814,900
  • Closing costs (4.0%)$32,596
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$50,847

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

$733,000

Short-life (5/15-yr)

$135,000 · 18%

Year-1 deduction

$159,000

Year-1 tax shield @ 32%

$51,000

Land 10% (county tax record, market value split) · building $598,000 over 39 years · new furniture $23,000

Based on: 2,711 sq ft, built 2017, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $98,000 in year 1 (10% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$91,200

  • Kitchen cabinetsdefault

    $11,700 new × 64% good × 1.76 allocation

    $13,200

  • Kitchen countertopsdefault

    $9,600 new × 64% good × 1.76 allocation

    $10,800

  • Decorative trimdefault

    $4,700 new × 64% good × 1.76 allocation

    $5,300

  • Mirrorsdefault

    $500 new × 40% good × 1.76 allocation

    $300

  • Shelvingdefault

    $1,500 new × 64% good × 1.76 allocation

    $1,700

  • Window coverings (27)default

    $6,800 new × 40% good × 1.76 allocation

    $4,700

  • Kitchen & laundry equipment plumbingdefault

    $9,100 new × 82% good × 1.76 allocation

    $13,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,500 new × 82% good × 1.76 allocation

    $8,000

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

    $6,700 new × 40% good × 1.76 allocation

    $4,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.76 allocation

    $6,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$67,000

  • Paving: driveway & walks (paved)default

    $10,800 new × 64% good × 1.76 allocation

    $12,100

  • Landscaping (typical)default

    $10,400 new × 64% good × 1.76 allocation

    $11,700

  • Patioslisting

    $12,200 new × 64% good × 1.76 allocation

    $13,700

  • Decks & porches (attached)listing

    $30,500 new × 55% good × 1.76 allocation

    $29,500
Building, 39-year$597,700

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

    $294,300 new × 85% good × 1.76 allocation

    $439,500

  • Building plumbing & fixturesdefault

    $30,600 new × 82% good × 1.76 allocation

    $44,000

  • Building electrical & lightingdefault

    $31,600 new × 82% good × 1.76 allocation

    $45,600

  • HVACdefault

    $30,500 new × 55% good × 1.76 allocation

    $29,500

  • Hardwood & tile floorsdefault

    $17,400 new × 64% good × 1.76 allocation

    $19,600

  • Fireplaces (2)listing

    $5,300 new × 64% good × 1.76 allocation

    $5,900

  • Septic systemlisting

    $12,000 new × 64% good × 1.76 allocation

    $13,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$91,200$67,000$600$158,900
2$0$0$15,300$15,300
3$0$0$15,300$15,300
4$0$0$15,300$15,300
5$0$0$15,300$15,300
6+$0$0$535,700$535,700
Total$91,200$67,000$597,700$755,900

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: California, Georgia and Wisconsin 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.