15 Padget Ln
Ellijay, GA 30540
$419,000
3 bd · 2 ba · 1,904 sqft · Listed 2d ago
View on Realtor.com →Year built
1989
Sqft
1,904
Lot sqft
25,265
HOA / mo
None
Furnished
No
List date
2026-10-09T13:36:27.000000Z
Revenue
Annual revenue
$30,949
ADR
$193
Occupancy
44%
Cleaning fees (12 mo)
$5,899
Confidence
Low (30.56), 19 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $27,211
Dolche Vita Chalet A great place to stay.
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $1,154ADR $577Occ ≈ 1%5★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ledger Creek Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $25,598 | $209 | 34% | 4.9★ (35) | 213 ft | AirbnbVrboBooking |
Screened Porch + Home Office: Modern Ellijay Cabin House
| 3 bd · 2.5 ba · sleeps 6 | $1,024 | $256 | 1% | — | 299 ft | AirbnbVrboBooking |
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House
| 3 bd · 3 ba · sleeps 8 | $40,959 | $196 | 57% | 5★ (6) | 0.1 mi | AirbnbVrboBooking |
Dolche Vita Chalet A great place to stay. Cabin | 3 bd · 3 ba · sleeps 8 | $1,154 | $577 | 1% | 5★ (11) | 0.2 mi | Airbnb |
Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries Cabin
| 3 bd · 2.5 ba · sleeps 8 | $34,743 | $260 | 37% | 5★ (43) | 0.2 mi | AirbnbVrboBooking |
Cozy Mountain Cabin hot tub, fire pit, hiking House
| 3 bd · 2 ba · sleeps 6 | $34,681 | $231 | 41% | 4.8★ (63) | 0.2 mi | AirbnbVrboBooking |
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin
| 3 bd · 3 ba · sleeps 10 | $61,307 | $300 | 56% | 5★ (84) | 0.2 mi | AirbnbVrbo |
Rustic Cabin Escape in Gilmer County House
| 3 bd · 2.5 ba · sleeps 8 | $11,306 | $329 | 9% | — | 0.3 mi | AirbnbVrbo |
Peaceful, screened porch, hot tub, firepit, grill Cabin
| 3 bd · 3 ba · sleeps 6 | $51,320 | $191 | 74% | 5★ (53) | 0.3 mi | AirbnbVrbo |
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin
| 3 bd · 3 ba · sleeps 9 | $32,374 | $256 | 35% | 5★ (32) | 0.3 mi | AirbnbVrboBooking |
Show 9 more
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $64,780ADR $311Occ ≈ 57%5★ (17)
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $37,082ADR $224Occ ≈ 45%5★ (1)
Delisted
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's
House · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $21,300ADR $244Occ ≈ 24%5★ (7)
New Listing-Community Amenities-Prime Location
House · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $7,954ADR $163Occ ≈ 13%5★ (1)
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $14,155ADR $243Occ ≈ 16%5★ (247)
Delisted
Mountain cabin with WiFi, fireplace, shared pools, game room, tennis, & gym
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $27,211ADR $159Occ ≈ 47%4.6★ (10)
Delisted
Four Winds Lodge & Hot Tub and Community Pool
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $9,056ADR $153Occ ≈ 16%4.9★ (213)
Delisted
Fully Fenced Backyard for Pets/ Outdoor Pools
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $60,151ADR $262Occ ≈ 63%4.9★ (49)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads Cabin
| 3 bd · 3 ba · sleeps 6 | $64,780 | $311 | 57% | 5★ (17) | 0.3 mi | Vrbo |
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House | 3 bd · 3 ba · sleeps 8 | $37,082 | $224 | 45% | 5★ (1) | 0.3 mi | Delisted |
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's House | 3 bd · 2.5 ba · sleeps 8 | $21,300 | $244 | 24% | 5★ (7) | 0.5 mi | Airbnb |
New Listing-Community Amenities-Prime Location House | 3 bd · 3 ba · sleeps 6 | $7,954 | $163 | 13% | 5★ (1) | 0.6 mi | Airbnb |
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin | 3 bd · 2 ba · sleeps 8 | $14,155 | $243 | 16% | 5★ (247) | 0.6 mi | Delisted |
Mountain cabin with WiFi, fireplace, shared pools, game room, tennis, & gym Cabin | 3 bd · 3 ba · sleeps 10 | $27,211 | $159 | 47% | 4.6★ (10) | 0.7 mi | Delisted |
Four Winds Lodge & Hot Tub and Community Pool Cabin | 3 bd · 2 ba · sleeps 6 | $9,056 | $153 | 16% | 4.9★ (213) | 0.7 mi | Delisted |
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin | 3 bd · 3 ba · sleeps 8 | $60,151 | $262 | 63% | 4.9★ (49) | 0.7 mi | Airbnb |
Wandering Bear's Den House
| 3 bd · 2 ba · sleeps 6 | $14,558 | $185 | 22% | 4.3★ (29) | 0.7 mi | AirbnbVrbo |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$30,949
NOI
$11,988
Cash flow /mo
-$1,340
Cash needed
$147,010
Cash-on-cash
-10.9%
ROE (yr 1)
-0.7%
Cap rate
2.9%
DSCR
0.43
Year-1 write-off
$100,137
Year-1 tax shield @ 32%
$32,044
Year-1 return on equity
- Cash flow (annual)-$16,078
- Principal paydown$2,548
- Appreciation at%$12,570
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)$6,190
- Platform fees (3% of revenue)$928
- Maintenance / capex (5% of revenue)$1,547
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,570
- Insurance (STR-rated)$4,525
Cash needed to close
- Down payment (25%)$104,750
- Closing costs (4.0%)$16,760
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,044
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
$356,000
Short-life (5/15-yr)
$74,000 · 21%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 15% (market default, no usable tax-record split) · building $282,000 over 39 years · new furniture $26,000
Based on: 1,904 sq ft, built 1989, 3 bd / 2 ba, unfurnished, listing features (game room, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $76,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.39 allocation
- $7,800
Kitchen countertopsdefault
$8,200 new × 40% good × 2.39 allocation
- $3,200
Decorative trimdefault
$3,300 new × 40% good × 2.39 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.39 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.39 allocation
- $4,500
Window coverings (19)default
$4,800 new × 40% good × 2.39 allocation
- $2,900
Carpet, vinyl & laminate (25% of floors)listing
$3,100 new × 40% good × 2.39 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.39 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.39 allocation
- $7,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.39 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.39 allocation
- $10,400
Landscaping (typical)default
$8,700 new × 50% good × 2.39 allocation
- $2,200
Patiosdefault
$1,900 new × 50% good × 2.39 allocation
- $2,200
Decks & porches (attached)default
$1,900 new × 50% good × 2.39 allocation
- $197,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,500 new × 40% good × 2.39 allocation
- $20,500
Building plumbing & fixturesdefault
$21,400 new × 40% good × 2.39 allocation
- $20,400
Building electrical & lightingdefault
$21,400 new × 40% good × 2.39 allocation
- $20,500
HVACdefault
$21,400 new × 40% good × 2.39 allocation
- $8,800
Hardwood & tile floorsdefault
$9,200 new × 40% good × 2.39 allocation
- $14,300
Septic systemlisting
$12,000 new × 50% good × 2.39 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,200 | $25,700 | $300 | $100,100 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $252,600 | $252,600 |
| Total | $74,200 | $25,700 | $281,800 | $381,700 |
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.