1110 Chatsworth Hwy
Ellijay, GA 30540
$699,900
3 bd · 2.5 ba · Listed 26d ago
View on Realtor.com →Year built
2005
Sqft
—
Lot sqft
675,616
HOA / mo
$0
Furnished
No
List date
2026-09-01T12:56:17.000000Z
Revenue
Annual revenue
$34,229
ADR
$252
Occupancy
37%
Cleaning fees (12 mo)
$4,907
Confidence
Low (29.61), 5 comps
Comp revenue range (p25 / median / p75)
The Huff House on Boardtown
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $4,933ADR $253Occ ≈ 5%5★ (17)
Luxury cabin in county but not far from downtown. Hot tub on back porch.
House · 3 bd · 3.5 ba · sleeps 6 · 0.6 mi
Revenue $17,295ADR $270Occ ≈ 18%4.9★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Huff House on Boardtown House | 3 bd · 2 ba · sleeps 6 | $4,933 | $253 | 5% | 5★ (17) | 0.4 mi | Airbnb |
Riverfront Modern Cabin/hot tub, 1 min to Ellijay Cabin | 3 bd · 2.5 ba · sleeps 7 | $67,399 | $482 | 38% | 5★ (86) | 0.5 mi | AirbnbVrbo |
Luxury cabin in county but not far from downtown. Hot tub on back porch. House | 3 bd · 3.5 ba · sleeps 6 | $17,295 | $270 | 18% | 4.9★ (20) | 0.6 mi | Vrbo |
Cabin in Ellijay w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $38,287 | $283 | 37% | 4.8★ (7) | 0.7 mi | AirbnbVrboBooking |
Mountain River Retreat Star5Vacations NEW! House | 3 bd · 2.5 ba · sleeps 8 | $46,155 | $281 | 45% | 4.8★ (69) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$34,229
NOI
$11,332
Cash flow /mo
-$2,827
Cash needed
$222,471
Cash-on-cash
-15.2%
ROE (yr 1)
-3.8%
Cap rate
1.6%
DSCR
0.25
Year-1 write-off
$110,316
Year-1 tax shield @ 32%
$35,301
Year-1 return on equity
- Cash flow (annual)-$33,926
- Principal paydown$4,580
- Appreciation at%$20,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,846
- Platform fees (3% of revenue)$1,027
- Maintenance / capex (5% of revenue)$1,711
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,554
- Insurance (STR-rated)$7,559
Cash needed to close
- Down payment (25%)$174,975
- Closing costs (4.0%)$27,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,301
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
$587,000
Short-life (5/15-yr)
$89,000 · 15%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 16% (county tax record, market value split) · building $498,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2005, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $82,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,100
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.78 allocation
- $9,100
Kitchen countertopsdefault
$8,200 new × 40% good × 2.78 allocation
- $3,700
Decorative trimdefault
$3,300 new × 40% good × 2.78 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.78 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.78 allocation
- $5,300
Window coverings (19)default
$4,800 new × 40% good × 2.78 allocation
- $12,500
Kitchen & laundry equipment plumbingdefault
$7,800 new × 58% good × 2.78 allocation
- $7,600
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 58% good × 2.78 allocation
- $8,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.78 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,600
Paving: driveway & walks (paved)listing
$9,000 new × 50% good × 2.78 allocation
- $12,100
Landscaping (typical)default
$8,700 new × 50% good × 2.78 allocation
- $2,600
Patiosdefault
$1,900 new × 50% good × 2.78 allocation
- $2,600
Decks & porches (attached)default
$1,900 new × 50% good × 2.78 allocation
- $372,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 65% good × 2.78 allocation
- $34,400
Building plumbing & fixturesdefault
$21,400 new × 58% good × 2.78 allocation
- $34,400
Building electrical & lightingdefault
$21,400 new × 58% good × 2.78 allocation
- $23,800
HVACdefault
$21,400 new × 40% good × 2.78 allocation
- $13,600
Hardwood & tile floorsdefault
$12,200 new × 40% good × 2.78 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.78 allocation
- $16,700
Septic systemlisting
$12,000 new × 50% good × 2.78 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,900 | $29,800 | $1,600 | $110,300 |
| 2 | $0 | $0 | $12,800 | $12,800 |
| 3 | $0 | $0 | $12,800 | $12,800 |
| 4 | $0 | $0 | $12,800 | $12,800 |
| 5 | $0 | $0 | $12,800 | $12,800 |
| 6+ | $0 | $0 | $445,300 | $445,300 |
| Total | $78,900 | $29,800 | $498,000 | $606,700 |
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: 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.