268 Mission Hill Rd
Ellijay, GA 30540
$599,900
5 bd · 3 ba · 1,920 sqft · Listed 6d ago
View on Realtor.com →Year built
1986
Sqft
1,920
Lot sqft
65,340
HOA / mo
None
Furnished
Yes
List date
2026-09-21T15:46:11.000000Z
Revenue
Annual revenue
$31,506
ADR
$240
Occupancy
36%
Cleaning fees (12 mo)
$6,002
Confidence
Low (28.37), 20 comps
Comp revenue range (p25 / median / p75)
Carters Lake: Main House & Studio Retreat
House · 4 bd · 3 ba · sleeps 10 · 2.4 mi
Revenue $3,931ADR $296Occ ≈ 4%4.9★ (10)
Secluded Cabin, Hot Tub, Pool Table, Resort access
Cabin · 4 bd · 3 ba · sleeps 6 · 2.8 mi
Revenue $15,012ADR $403Occ ≈ 10%4.9★ (9)
Pondside Porch House
House · 4 bd · 2 ba · sleeps 10 · 2.9 mi
Revenue $47,872ADR $222Occ ≈ 59%5★ (183)
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade
Cabin · 4 bd · 3 ba · sleeps 9 · 3.1 mi
Revenue $31,708ADR $363Occ ≈ 24%4.5★ (2)
Carter's Lake Retreat |Views, Hot Tub & Game Room
House · 4 bd · 3.5 ba · sleeps 10 · 3.1 mi
Revenue $4,947ADR $240Occ ≈ 6%5★ (3)
Blue Salamander Lodge
Villa · 6 bd · 4 ba · sleeps 16 · 3.3 mi
Revenue $10,766ADR $598Occ ≈ 5%4.5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Heavenly Lakeview Cabin - Carter's Lake - Ellijay House | 4 bd · 3.5 ba · sleeps 10 | $32,570 | $336 | 27% | 5★ (58) | 1.5 mi | AirbnbVrbo |
Carters Lake: Main House & Studio Retreat House | 4 bd · 3 ba · sleeps 10 | $3,931 | $296 | 4% | 4.9★ (10) | 2.4 mi | Airbnb |
Secluded Cabin, Hot Tub, Pool Table, Resort access Cabin | 4 bd · 3 ba · sleeps 6 | $15,012 | $403 | 10% | 4.9★ (9) | 2.8 mi | Airbnb |
Pondside Porch House House | 4 bd · 2 ba · sleeps 10 | $47,872 | $222 | 59% | 5★ (183) | 2.9 mi | Airbnb |
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade Cabin | 4 bd · 3 ba · sleeps 9 | $31,708 | $363 | 24% | 4.5★ (2) | 3.1 mi | Vrbo |
Carter's Lake Retreat |Views, Hot Tub & Game Room House | 4 bd · 3.5 ba · sleeps 10 | $4,947 | $240 | 6% | 5★ (3) | 3.1 mi | Airbnb |
Ultimate Family Oasis *HotTub *View *New GameRoom Cabin | 4 bd · 3.5 ba · sleeps 8 | $44,956 | $270 | 46% | 4.9★ (98) | 3.1 mi | AirbnbVrboBooking |
Highridge Hideaway|Hottub |Movie Theater|3700+ SF Cabin | 4 bd · 3 ba · sleeps 11 | $38,323 | $340 | 31% | 4.9★ (26) | 3.2 mi | AirbnbVrboBooking |
Tapp into Nature, family-sized, hot tub Cabin | 4 bd · 3 ba · sleeps 8 | $24,115 | $328 | 20% | 4.8★ (12) | 3.3 mi | AirbnbVrboBooking |
Blue Salamander Lodge Villa | 6 bd · 4 ba · sleeps 16 | $10,766 | $598 | 5% | 4.5★ (1) | 3.3 mi | Booking |
Show all 20 comps
Hearthside Hideaway - Luxury Resort Home
Cabin · 4 bd · 3 ba · sleeps 8 · 3.4 mi
Revenue $12,269ADR $266Occ ≈ 13%—
Bear Traxx | Pets Stay FREE | Sleeps 8 | Game Room |Coosawattee River Resort
Cabin · 4 bd · 3.5 ba · sleeps 8 · 3.7 mi
Revenue $53,039ADR $277Occ ≈ 52%4.7★ (30)
Fall Cabin Hot-Tub Fire-Pit Hiking Waterfalls Wineries Resort Amenities
Vacation home · 4 bd · 3 ba · sleeps 8 · 3.8 mi
Revenue $37,449ADR $297Occ ≈ 35%4.9★ (29)
Eagle Mountain River Retreat
Vacation home · 4 bd · 3 ba · sleeps 4 · 3.8 mi
Revenue $16,070ADR $200Occ ≈ 22%4.9★ (19)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Salamander Lodge House | 5 bd · 3.5 ba · sleeps 15 | $2,634 | $532 | 1% | 5★ (1) | 3.3 mi | AirbnbVrbo |
Hearthside Hideaway - Luxury Resort Home Cabin | 4 bd · 3 ba · sleeps 8 | $12,269 | $266 | 13% | — | 3.4 mi | Airbnb |
Hearthside Hideaway | Luxury Coosawattee Cabin Cabin | 4 bd · 3 ba · sleeps 8 | $23,800 | $362 | 18% | 4.9★ (10) | 3.4 mi | AirbnbVrbo |
Lofty Escape Retreat Cabin | 4 bd · 3 ba · sleeps 8 | $13,725 | $276 | 14% | 4.5★ (29) | 3.4 mi | AirbnbVrbo |
Endless Views - Private 5BR Luxury Lodge Hot Tub Cabin | 5 bd · 3.5 ba · sleeps 14 | $82,564 | $346 | 65% | 4.9★ (269) | 3.4 mi | AirbnbVrbo |
Spacious Rustic Cabin w/Hot Tub near Carters Lake! Cabin | 4 bd · 2 ba · sleeps 8 | $23,922 | $224 | 29% | 4.9★ (45) | 3.5 mi | AirbnbVrboBooking |
Mountain Lookout View Firepit Hot tub & Fireplace Cabin | 4 bd · 3 ba · sleeps 10 | $52,771 | $266 | 54% | 5★ (57) | 3.7 mi | AirbnbVrbo |
Bear Traxx | Pets Stay FREE | Sleeps 8 | Game Room |Coosawattee River Resort Cabin | 4 bd · 3.5 ba · sleeps 8 | $53,039 | $277 | 52% | 4.7★ (30) | 3.7 mi | Vrbo |
Fall Cabin Hot-Tub Fire-Pit Hiking Waterfalls Wineries Resort Amenities Vacation home | 4 bd · 3 ba · sleeps 8 | $37,449 | $297 | 35% | 4.9★ (29) | 3.8 mi | Booking |
Eagle Mountain River Retreat Vacation home | 4 bd · 3 ba · sleeps 4 | $16,070 | $200 | 22% | 4.9★ (19) | 3.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$31,506
NOI
$11,823
Cash flow /mo
-$2,247
Cash needed
$173,971
Cash-on-cash
-15.5%
ROE (yr 1)
-2.9%
Cap rate
2.0%
DSCR
0.30
Year-1 write-off
$105,702
Year-1 tax shield @ 32%
$33,824
Year-1 return on equity
- Cash flow (annual)-$26,968
- Principal paydown$3,926
- Appreciation at%$17,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,301
- Platform fees (3% of revenue)$945
- Maintenance / capex (5% of revenue)$1,575
- Utilities & supplies$4,200
- HOA$0
- Property tax$182
- Insurance (STR-rated)$6,479
Cash needed to close
- Down payment (25%)$149,975
- Closing costs (4.0%)$23,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,824
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$512,000
Short-life (5/15-yr)
$104,000 · 20%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 15% (market default, no usable tax-record split) · building $407,000 over 39 years
Based on: 1,920 sq ft, built 1986, 5 bd / 3 ba, furnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $71,000 in year 1 (14% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,400
Kitchen cabinetsdefault
$10,000 new × 40% good × 3.34 allocation
- $10,900
Kitchen countertopsdefault
$8,200 new × 40% good × 3.34 allocation
- $4,500
Decorative trimdefault
$3,400 new × 40% good × 3.34 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.34 allocation
- $2,400
Shelvingdefault
$1,800 new × 40% good × 3.34 allocation
- $6,300
Window coverings (19)default
$4,800 new × 40% good × 3.34 allocation
- $10,400
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 3.34 allocation
- $6,300
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 3.34 allocation
- $2,900
Appliances (refrigerator)listing
$2,200 new × 40% good × 3.34 allocation
- $10,600
Furniture conveyed with the sale (used)listing
$26,500 new × 40% good · out of the price
- $15,200
Paving: driveway & walks (paved)listing
$9,100 new × 50% good × 3.34 allocation
- $14,600
Landscaping (typical)default
$8,700 new × 50% good × 3.34 allocation
- $3,200
Patiosdefault
$1,900 new × 50% good × 3.34 allocation
- $3,200
Decks & porches (attached)default
$1,900 new × 50% good × 3.34 allocation
- $277,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$207,500 new × 40% good × 3.34 allocation
- $28,800
Building plumbing & fixturesdefault
$21,600 new × 40% good × 3.34 allocation
- $28,800
Building electrical & lightingdefault
$21,600 new × 40% good × 3.34 allocation
- $28,900
HVACdefault
$21,600 new × 40% good × 3.34 allocation
- $16,500
Hardwood & tile floorsdefault
$12,400 new × 40% good × 3.34 allocation
- $7,000
Fireplaces (2)listing
$5,300 new × 40% good × 3.34 allocation
- $20,000
Septic systemlisting
$12,000 new × 50% good × 3.34 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,300 | $36,100 | $1,300 | $105,700 |
| 2 | $0 | $0 | $10,400 | $10,400 |
| 3 | $0 | $0 | $10,400 | $10,400 |
| 4 | $0 | $0 | $10,400 | $10,400 |
| 5 | $0 | $0 | $10,400 | $10,400 |
| 6+ | $0 | $0 | $364,100 | $364,100 |
| Total | $68,300 | $36,100 | $407,100 | $511,500 |
The building's share of the price ($501,000) is 3.3x our depreciated replacement cost of the home ($150,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.