89 Pamela Ct
Ellijay, GA 30540
$440,000
3 bd · 2 ba · 1,700 sqft · Listed 1d ago
View on Realtor.com →Year built
2025
Sqft
1,700
Lot sqft
29,185
HOA / mo
$8
Furnished
No
List date
2026-10-01T19:40:26.000000Z
Revenue
Annual revenue
$42,131
ADR
$259
Occupancy
45%
Cleaning fees (12 mo)
$9,074
Confidence
Low (32.36), 50 comps
Comp revenue range (p25 / median / p75)
Secluded Coosawattee Cabin: Ideal Ellijay Retreat for Rest & Relaxation
Cabin · 3 bd · 3 ba · sleeps 9 · 0.2 mi
Revenue $3,769ADR $471Occ ≈ 2%5★
Beautiful River House On The River!
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $17,530ADR $239Occ ≈ 20%4.8★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
'Next Stop Heaven' Game Room & Multiple Decks Cabin | 3 bd · 3 ba · sleeps 10 | $35,486 | $318 | 31% | 5★ (46) | 489 ft | AirbnbVrboBooking |
Kid-Friendly Cabin, Hot Tub, Peaceful Ellijay Stay Cabin | 3 bd · 2 ba · sleeps 6 | $21,510 | $175 | 34% | 4.7★ (31) | 0.2 mi | AirbnbVrbo |
New - Luxurious Mountain Home for 8 w/ amenities Cabin | 3 bd · 2.5 ba · sleeps 8 | $45,929 | $296 | 43% | 4.8★ (16) | 0.2 mi | AirbnbVrboBooking |
Secluded Coosawattee Cabin: Ideal Ellijay Retreat for Rest & Relaxation Cabin | 3 bd · 3 ba · sleeps 9 | $3,769 | $471 | 2% | 5★ | 0.2 mi | Vrbo |
Expansive Mountain Views | Coffee Bar & Comfy Beds Cabin | 3 bd · 2.5 ba · sleeps 7 | $24,242 | $282 | 24% | 5★ (14) | 0.2 mi | AirbnbVrbo |
Cozy cabin in Ellijay, near Blue Ridge ! House | 3 bd · 3 ba · sleeps 9 | $62,426 | $311 | 55% | 5★ (45) | 0.3 mi | AirbnbVrboBooking |
Riverbend House Cabin | 3 bd · 3 ba · sleeps 10 | $36,139 | $344 | 29% | 4.9★ (131) | 0.3 mi | AirbnbVrbo |
Coosawattee-2 Kings, Hot Tub, Pool Table, Fire Pit House | 3 bd · 3 ba · sleeps 6 | $31,632 | $247 | 35% | 5★ (102) | 0.3 mi | AirbnbVrbo |
Beautiful River House On The River! House | 3 bd · 2 ba · sleeps 8 | $17,530 | $239 | 20% | 4.8★ (16) | 0.3 mi | Airbnb |
Dragonfly Den - Luxury Waterfront/Hot Tub/Games Cabin | 3 bd · 2 ba · sleeps 9 | $94,710 | $386 | 67% | 5★ (254) | 0.3 mi | AirbnbVrbo |
Show all 50 comps
Riveredge Escape Cabin-Tubing, PlaySet, Resort
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $11,055ADR $544Occ ≈ 6%—
R & R River | No Pet Fees | Sleeps 6 | Coosawattee | pool table | sauna
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $54,432ADR $315Occ ≈ 47%4.8★ (107)
Whitetail River Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $13,846ADR $411Occ ≈ 9%—
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)
Riverfront Cabin w/ Hot-tub, peaceful escape
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.6 mi
Revenue $28,871ADR $250Occ ≈ 32%5★ (16)
NEW BUILD River view/access, Pool table, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $55,281ADR $445Occ ≈ 34%5★ (14)
Riverfront cabin, Game Room, Hot tub, Private
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.7 mi
Revenue $9,449ADR $398Occ ≈ 7%4.8★ (69)
Hilltop Hideaway
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $25,813ADR $145Occ ≈ 49%4.7★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riveredge Escape Cabin-Tubing, PlaySet, Resort Vacation home | 3 bd · 2 ba · sleeps 6 | $11,055 | $544 | 6% | — | 0.3 mi | Booking |
New Listing: Secluded Heavenly Views 3 Bedroom, 2. Cabin | 3 bd · 2.5 ba · sleeps 7 | $14,302 | $361 | 11% | — | 0.3 mi | AirbnbVrbo |
Riverfront Cabin|Playset|HotTub|Apple Picking Cabin | 3 bd · 2 ba · sleeps 6 | $118,180 | $452 | 72% | 5★ (60) | 0.3 mi | AirbnbVrbo |
Dream Weaver | Ellijay, Ga Cabin | 3 bd · 2.5 ba · sleeps 6 | $41,220 | $367 | 31% | 4.7★ (8) | 0.3 mi | AirbnbVrbo |
Tie One On The River | Ellijay, GA Cabin | 3 bd · 2.5 ba · sleeps 6 | $71,834 | $340 | 58% | 4.8★ (55) | 0.3 mi | AirbnbVrbo |
R & R River | No Pet Fees | Sleeps 6 | Coosawattee | pool table | sauna Cabin | 3 bd · 3 ba · sleeps 6 | $54,432 | $315 | 47% | 4.8★ (107) | 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 |
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 |
Dellinger Retreat On The River | Ellijay, GA Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,432 | $397 | 25% | 4.8★ (9) | 0.4 mi | AirbnbVrbo |
'The River Rest' Ellijay Cabin w/ Hot Tub! Cabin | 3 bd · 3 ba · sleeps 10 | $31,353 | $308 | 28% | 4.9★ (57) | 0.4 mi | AirbnbVrboBooking |
Deer Haven Getaways - Resort Access Cabin | 3 bd · 3 ba · sleeps 8 | $10,513 | $228 | 13% | 4.7★ (46) | 0.4 mi | AirbnbVrbo |
Private Hot Tub Cabin—Dog Run, Theater & Arcade Cabin | 3 bd · 2.5 ba · sleeps 6 | $68,408 | $276 | 68% | 5★ (120) | 0.4 mi | AirbnbVrboBooking |
Cozy Riverfront Cabin w/ Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $31,044 | $239 | 36% | 5★ (64) | 0.4 mi | AirbnbVrbo |
Eagle View Lodge | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $57,156 | $369 | 42% | 5★ (45) | 0.4 mi | AirbnbVrbo |
Epic Mtn Views! Hot Tub, Spacious Decks, Game Room Cabin | 3 bd · 3 ba · sleeps 9 | $80,993 | $315 | 70% | 5★ (91) | 0.4 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) | 0.4 mi | VrboBooking |
Fireplaces*Firepit*Hot Tub Lounge Deck*Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $51,365 | $292 | 48% | 4.9★ (129) | 0.4 mi | AirbnbVrbo |
Riverscape | Ellijay, Georgia Cabin | 3 bd · 2 ba · sleeps 6 | $112,839 | $494 | 63% | 5★ (34) | 0.4 mi | AirbnbVrbo |
3BR bohemian cabin with hot tub & resort amenities Cabin | 3 bd · 2 ba · sleeps 6 | $25,720 | $247 | 29% | 4.7★ (17) | 0.5 mi | AirbnbVrboBooking |
Cozy Fall Cabin in Ellijay + Hot Tub + Sleeps 8! Cabin | 3 bd · 3 ba · sleeps 8 | $48,549 | $289 | 46% | 5★ (167) | 0.5 mi | AirbnbVrboBooking |
Whitetail River Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $13,846 | $411 | 9% | — | 0.5 mi | Airbnb |
Riverfront Cabin w/ Screened Gazebo & EV Charger Cabin | 3 bd · 2 ba · sleeps 6 | $36,078 | $224 | 44% | 5★ (55) | 0.5 mi | AirbnbVrboBooking |
Copper Lantern Stays Cabin | 3 bd · 3 ba · sleeps 8 | $1,055 | $218 | 1% | 4.5★ (17) | 0.5 mi | AirbnbVrboBooking |
Cozy Blue Ridge Cabin w/ River Access & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $45,106 | $209 | 59% | 4.8★ (198) | 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 |
Goose Rock: River Fun+Design Coolness+Apple Pie Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,434 | $338 | 30% | 5★ (132) | 0.6 mi | AirbnbVrbo |
Private Riverside Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $62,652 | $250 | 69% | 4.9★ (167) | 0.6 mi | AirbnbVrbo |
Riverfront Cabin w/ Hot-tub, peaceful escape Cabin | 3 bd · 2.5 ba · sleeps 7 | $28,871 | $250 | 32% | 5★ (16) | 0.6 mi | Airbnb |
NEW BUILD River view/access, Pool table, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $55,281 | $445 | 34% | 5★ (14) | 0.6 mi | Airbnb |
New! Riverfront Retreat - Sleeps 12, Ellijay Cabin | 3 bd · 3 ba · sleeps 12 | $83,336 | $421 | 54% | 5★ (33) | 0.6 mi | AirbnbVrboBooking |
3 Bedroom Lodge Villa | 3 bd · 2 ba · sleeps 6 | $800 | $266 | 1% | — | 0.6 mi | Airbnb |
Riverfront, Hot Tub! Coosawattee River Resort Home House | 3 bd · 3 ba · sleeps 8 | $34,296 | $322 | 29% | 5★ (13) | 0.6 mi | AirbnbVrboBooking |
Deer Dreaming Cabin on the Coosawattee River Cabin | 3 bd · 3 ba · sleeps 6 | $55,121 | $232 | 65% | 5★ (102) | 0.6 mi | AirbnbVrbo |
Cozy Blue Ridge Cabin • Firepit • Near Orchards Cabin | 3 bd · 2 ba · sleeps 8 | $8,717 | $198 | 12% | 5★ (3) | 0.6 mi | AirbnbVrbo |
Rustic Retreat Cabin | 3 bd · 2.5 ba · sleeps 8 | $60,321 | $232 | 71% | 5★ (75) | 0.6 mi | AirbnbVrbo |
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 |
Shady River Retreat House | 3 bd · 3 ba · sleeps 6 | $34,514 | $203 | 47% | 4.9★ (211) | 0.6 mi | AirbnbVrbo |
Riverfront cabin, Game Room, Hot tub, Private Cabin | 3 bd · 2.5 ba · sleeps 10 | $9,449 | $398 | 7% | 4.8★ (69) | 0.7 mi | Airbnb |
Rustic Retreat - Paradise Found Cabin | 3 bd · 2.5 ba · sleeps 8 | $17,903 | $168 | 29% | 5★ (4) | 0.7 mi | AirbnbVrboBooking |
Hilltop Hideaway House | 3 bd · 2 ba · sleeps 6 | $25,813 | $145 | 49% | 4.7★ (16) | 0.7 mi | Airbnb |
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
$42,131
NOI
$21,193
Cash flow /mo
$1,766
Cash needed
$477,100
Cash-on-cash (all cash)
4.4%
ROE (yr 1)
7.2%
Cap rate
4.8%
DSCR
—
Year-1 write-off
$69,418
Year-1 tax shield @ 32%
$22,214
Year-1 return on equity
- Cash flow (annual)$21,193
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,200
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)$8,426
- Platform fees (3% of revenue)$1,264
- Maintenance / capex (5% of revenue)$2,107
- Utilities & supplies$4,200
- HOA$96
- Property tax$93
- Insurance (STR-rated)$4,752
Cash needed to close
- Purchase price (all cash)$440,000
- Closing costs (4.0%)$17,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,214
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
$186,000
Short-life (5/15-yr)
$50,000 · 27%
Year-1 deduction
$69,000
Year-1 tax shield @ 32%
$22,000
Land 58% (county tax record, market value split) · building $137,000 over 39 years · new furniture $20,000
Based on: 1,700 sq ft, built 2025, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (15% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,000
Kitchen cabinetsdefault
$9,500 new × 96% good × 0.55 allocation
- $5,100
Kitchen countertops (stone)listing
$9,700 new × 96% good × 0.55 allocation
- $1,600
Decorative trimdefault
$3,000 new × 96% good × 0.55 allocation
- $200
Mirrorsdefault
$300 new × 92% good × 0.55 allocation
- $600
Shelvingdefault
$1,200 new × 96% good × 0.55 allocation
- $2,100
Window coverings (17)default
$4,300 new × 90% good × 0.55 allocation
- $5,500
Carpet, vinyl & laminate (100% of floors)listing
$10,900 new × 92% good × 0.55 allocation
- $4,000
Kitchen & laundry equipment plumbingdefault
$7,400 new × 98% good × 0.55 allocation
- $2,400
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 98% good × 0.55 allocation
- $3,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 92% good × 0.55 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $4,500
Paving: driveway & walks (paved)default
$8,500 new × 96% good × 0.55 allocation
- $4,300
Landscaping (typical)default
$8,200 new × 96% good × 0.55 allocation
- $900
Patiosdefault
$1,700 new × 96% good × 0.55 allocation
- $9,900
Decks & porches (attached)listing
$19,100 new × 95% good × 0.55 allocation
- $98,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$184,300 new × 98% good × 0.55 allocation
- $10,200
Building plumbing & fixturesdefault
$19,100 new × 98% good × 0.55 allocation
- $10,100
Building electrical & lightingdefault
$18,800 new × 98% good × 0.55 allocation
- $9,900
HVACdefault
$19,200 new × 95% good × 0.55 allocation
- $1,400
Fireplacelisting
$2,600 new × 96% good × 0.55 allocation
- $6,300
Septic systemlisting
$12,000 new × 96% good × 0.55 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $49,700 | $19,600 | $100 | $69,400 |
| 2 | $0 | $0 | $3,500 | $3,500 |
| 3 | $0 | $0 | $3,500 | $3,500 |
| 4 | $0 | $0 | $3,500 | $3,500 |
| 5 | $0 | $0 | $3,500 | $3,500 |
| 6+ | $0 | $0 | $122,600 | $122,600 |
| Total | $49,700 | $19,600 | $136,700 | $206,000 |
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.