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268 Mission Hill Rd

268 Mission Hill Rd

Ellijay, GA 30540

$599,900

5 bd · 3 ba · 1,920 sqft · Listed 52d ago

View on Realtor.com →
Low confidenceEst. land %

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)

$13,361$24,019$39,981

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $24,019

  • Heavenly Lakeview Cabin - Carter's Lake - Ellijay

    House · 4 bd · 3.5 ba · sleeps 10 · 1.5 mi

    Revenue $32,570ADR $336Occ ≈ 27%5★ (58)

    Airbnb

  • Carters Lake: Main House & Studio Retreat

    House · 4 bd · 3 ba · sleeps 10 · 2.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $3,931ADR $296Occ ≈ 4%4.9★ (10)

    Airbnb

  • Secluded Cabin, Hot Tub, Pool Table, Resort access

    Cabin · 4 bd · 3 ba · sleeps 6 · 2.8 mi

    • Hot tub
    • A/C
    • Pets OK
    • Wifi
    • +5

    Revenue $15,012ADR $403Occ ≈ 10%4.9★ (9)

    Airbnb

  • Pondside Porch House

    House · 4 bd · 2 ba · sleeps 10 · 2.9 mi

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

    Revenue $47,872ADR $222Occ ≈ 59%5★ (183)

    Airbnb

  • 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)

    Delisted

  • Carter's Lake Retreat |Views, Hot Tub & Game Room

    House · 4 bd · 3.5 ba · sleeps 10 · 3.1 mi

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

    Revenue $4,947ADR $240Occ ≈ 6%5★ (3)

    Airbnb

  • Ultimate Family Oasis *HotTub *View *New GameRoom

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 3.1 mi

    Revenue $44,956ADR $270Occ ≈ 46%4.9★ (98)

    AirbnbBooking

  • Highridge Hideaway|Hottub |Movie Theater|3700+ SF

    Cabin · 4 bd · 3 ba · sleeps 11 · 3.2 mi

    Revenue $38,323ADR $340Occ ≈ 31%4.9★ (26)

    AirbnbBooking

  • Tapp into Nature, family-sized, hot tub

    Cabin · 4 bd · 3 ba · sleeps 8 · 3.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $24,115ADR $328Occ ≈ 20%4.8★ (12)

    AirbnbVrboBooking

  • Blue Salamander Lodge

    Villa · 6 bd · 4 ba · sleeps 16 · 3.3 mi

    Revenue $10,766ADR $598Occ ≈ 5%4.5★ (1)

    Booking

Show 10 more

  • Blue Salamander Lodge

    House · 5 bd · 3.5 ba · sleeps 15 · 3.3 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +4

    Revenue $2,634ADR $532Occ ≈ 1%5★ (1)

    AirbnbVrbo

  • Hearthside Hideaway - Luxury Resort Home

    Cabin · 4 bd · 3 ba · sleeps 8 · 3.4 mi

    Revenue $12,269ADR $266Occ ≈ 13%—

    Delisted

  • Hearthside Hideaway | Luxury Coosawattee Cabin

    Cabin · 4 bd · 3 ba · sleeps 8 · 3.4 mi

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

    Revenue $23,800ADR $362Occ ≈ 18%4.9★ (10)

    AirbnbVrbo

  • Lofty Escape Retreat

    Cabin · 4 bd · 3 ba · sleeps 8 · 3.4 mi

    • Pool
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $13,725ADR $276Occ ≈ 14%4.5★ (29)

    AirbnbVrbo

  • Endless Views - Private 5BR Luxury Lodge Hot Tub

    Cabin · 5 bd · 3.5 ba · sleeps 14 · 3.4 mi

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

    Revenue $82,564ADR $346Occ ≈ 65%4.9★ (269)

    AirbnbVrbo

  • Spacious Rustic Cabin w/Hot Tub near Carters Lake!

    Cabin · 4 bd · 2 ba · sleeps 8 · 3.5 mi

    Revenue $23,922ADR $224Occ ≈ 29%4.9★ (45)

    AirbnbBooking

  • Mountain Lookout View Firepit Hot tub & Fireplace

    Cabin · 4 bd · 3 ba · sleeps 10 · 3.7 mi

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

    Revenue $52,771ADR $266Occ ≈ 54%5★ (57)

    AirbnbVrbo

  • Bear Traxx | Pets Stay FREE | Sleeps 8 | Game Room |Coosawattee River Resort

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 3.7 mi

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

    Revenue $53,039ADR $277Occ ≈ 52%4.7★ (30)

    Vrbo

  • 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)

    Booking

  • Eagle Mountain River Retreat

    Vacation home · 4 bd · 3 ba · sleeps 4 · 3.8 mi

    Revenue $16,070ADR $200Occ ≈ 22%4.9★ (19)

    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
Management

Est. revenue

$31,506

NOI

$11,823

Cash flow /mo

$985

Cash needed

$623,896

Cash-on-cash (all cash)

1.9%

ROE (yr 1)

4.8%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$105,702

Year-1 tax shield @ 32%

$33,824

Year-1 return on equity

  • Cash flow (annual)$11,823
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,997
ROE4.8%

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)$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

  • Purchase price (all cash)$599,900
  • 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).

Try the cost segregation calculator on any property →

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.

5-year property$68,300

  • Kitchen cabinetsdefault

    $10,000 new × 40% good × 3.34 allocation

    $13,400

  • Kitchen countertopsdefault

    $8,200 new × 40% good × 3.34 allocation

    $10,900

  • Decorative trimdefault

    $3,400 new × 40% good × 3.34 allocation

    $4,500

  • Mirrorsdefault

    $500 new × 40% good × 3.34 allocation

    $600

  • Shelvingdefault

    $1,800 new × 40% good × 3.34 allocation

    $2,400

  • Window coverings (19)default

    $4,800 new × 40% good × 3.34 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 40% good × 3.34 allocation

    $10,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 40% good × 3.34 allocation

    $6,300

  • Appliances (refrigerator)listing

    $2,200 new × 40% good × 3.34 allocation

    $2,900

  • Furniture conveyed with the sale (used)listing

    $26,500 new × 40% good · out of the price

    $10,600
15-year land improvements$36,100

  • Paving: driveway & walks (paved)listing

    $9,100 new × 50% good × 3.34 allocation

    $15,200

  • Landscaping (typical)default

    $8,700 new × 50% good × 3.34 allocation

    $14,600

  • Patiosdefault

    $1,900 new × 50% good × 3.34 allocation

    $3,200

  • Decks & porches (attached)default

    $1,900 new × 50% good × 3.34 allocation

    $3,200
Building, 39-year$407,100

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

    $207,500 new × 40% good × 3.34 allocation

    $277,000

  • Building plumbing & fixturesdefault

    $21,600 new × 40% good × 3.34 allocation

    $28,800

  • Building electrical & lightingdefault

    $21,600 new × 40% good × 3.34 allocation

    $28,800

  • HVACdefault

    $21,600 new × 40% good × 3.34 allocation

    $28,900

  • Hardwood & tile floorsdefault

    $12,400 new × 40% good × 3.34 allocation

    $16,500

  • Fireplaces (2)listing

    $5,300 new × 40% good × 3.34 allocation

    $7,000

  • Septic systemlisting

    $12,000 new × 50% good × 3.34 allocation

    $20,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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: 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.