747 Matrix Ln
Ellijay, GA 30540
$499,900
3 bd · 2.5 ba · 2,016 sqft · Listed 18d ago
View on Realtor.com →Year built
2018
Sqft
2,016
Lot sqft
43,560
HOA / mo
None
Furnished
Yes
List date
2026-09-09T14:58:09.000000Z
Revenue
Annual revenue
$45,593
ADR
$237
Occupancy
53%
Cleaning fees (12 mo)
$11,942
Confidence
Low (33.5), 30 comps
Comp revenue range (p25 / median / p75)
Rustic Sanctuary Cabin/3BR/2B
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $19,011ADR $205Occ ≈ 25%5★ (59)
Sweet Tea Retreat up on the hill in Cossawattee River Resort Ellijay
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $19,485ADR $262Occ ≈ 20%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
5-Star Cabin w/Hot Tub, Game Room, & Resort Perks! Cabin | 3 bd · 2.5 ba · sleeps 6 | $55,560 | $261 | 58% | 5★ (181) | 10 ft | AirbnbVrboBooking |
Secluded Cabin-Pool access/7Beds Cabin | 3 bd · 3 ba · sleeps 9 | $48,273 | $216 | 61% | 4.8★ (156) | 354 ft | AirbnbVrbo |
Rustic Sanctuary Cabin/3BR/2B Cabin | 3 bd · 2 ba · sleeps 6 | $19,011 | $205 | 25% | 5★ (59) | 0.2 mi | Airbnb |
Deer Haven Cottage I Long Range Mountain View Cabin | 3 bd · 2 ba · sleeps 6 | $18,670 | $259 | 20% | 4.8★ (15) | 0.2 mi | AirbnbVrbo |
Modern rustic cabin~ Hot Tub~ Pet Friendly House | 3 bd · 3 ba · sleeps 8 | $7,289 | $235 | 8% | 5★ (4) | 0.3 mi | AirbnbVrbo |
Creekside Cabin | Zipline, Games, Near Apple Farms Cabin | 3 bd · 3 ba · sleeps 10 | $81,478 | $324 | 69% | 5★ (63) | 0.4 mi | AirbnbVrboBooking |
Creekside Ellijay - Kid Friendly Escape Cabin | 3 bd · 3 ba · sleeps 9 | $72,327 | $326 | 61% | 5★ (37) | 0.4 mi | AirbnbVrbo |
Modern Ellijay Cabin Rental w/ Outdoor Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $19,762 | $168 | 32% | 5★ (47) | 0.4 mi | AirbnbVrboBooking |
Sweet Tea Retreat up on the hill in Cossawattee River Resort Ellijay House | 3 bd · 2 ba · sleeps 6 | $19,485 | $262 | 20% | 4★ (1) | 0.4 mi | Vrbo |
Ellijay 3 BR in Resort w/ Hot Tub,Fire Pit, Decks Cabin | 3 bd · 2 ba · sleeps 6 | $7,048 | $274 | 7% | 4.8★ (29) | 0.4 mi | AirbnbVrboBooking |
Show all 30 comps
A-Frame Creekside Retreat by EdgeWoods
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $6,003ADR $172Occ ≈ 10%5★ (4)
3BR Dog Friendly | Pool | Fireplace | Deck
Cabin · 3 bd · 2.5 ba · sleeps 9 · 0.6 mi
Revenue $5,974ADR $273Occ ≈ 6%4.3★ (15)
Hardwood Hideaway
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $33,118ADR $181Occ ≈ 50%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Creek Lodge- Lovely Custom Cabin, Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $39,630 | $280 | 39% | 4.5★ (33) | 0.4 mi | AirbnbVrboBooking |
A-Frame Creekside Retreat by EdgeWoods Cabin | 3 bd · 2 ba · sleeps 8 | $6,003 | $172 | 10% | 5★ (4) | 0.5 mi | Airbnb |
Sweet Tea Retreat, Ellijay Cabin | 3 bd · 2 ba · sleeps 6 | $20,042 | $249 | 22% | 4.9★ (47) | 0.5 mi | AirbnbVrbo |
Fireside Cabin with Friendly Deer Cabin | 3 bd · 3 ba · sleeps 10 | $48,391 | $244 | 54% | 5★ (181) | 0.5 mi | AirbnbVrboBooking |
Ellijay Retreat w/ Access to Community Pools! House | 3 bd · 2 ba · sleeps 6 | $34,449 | $203 | 46% | 5★ (14) | 0.5 mi | AirbnbVrboBooking |
Dreamy Ellijay Resort Cabin w/ Game Room & Decks! Cabin | 3 bd · 3 ba · sleeps 8 | $20,608 | $207 | 27% | 4.8★ (80) | 0.6 mi | AirbnbVrboBooking |
3BR Dog Friendly | Pool | Fireplace | Deck Cabin | 3 bd · 2.5 ba · sleeps 9 | $5,974 | $273 | 6% | 4.3★ (15) | 0.6 mi | Airbnb |
New Build Rustic Stay! Hot Tub|Fire Pit|Game Room Cabin | 3 bd · 2.5 ba · sleeps 10 | $45,673 | $320 | 39% | 5★ (94) | 0.6 mi | AirbnbVrboBooking |
3 BR home with pool table and hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $7,741 | $316 | 7% | 3.6★ (3) | 0.6 mi | AirbnbVrboBooking |
Three Trees Retreat | Hot Tub+Deck+Fire pit+PetsOK House | 3 bd · 2 ba · sleeps 6 | $28,726 | $218 | 36% | 4.8★ (27) | 0.6 mi | AirbnbVrboBooking |
Rapid Retreat-Coosawattee Cabin | 3 bd · 3 ba · sleeps 8 | $66,832 | $286 | 64% | 4.8★ (90) | 0.6 mi | AirbnbVrboBooking |
Star Seasons Retreat| Breathe Relax Enjoy House | 3 bd · 2.5 ba · sleeps 9 | $20,395 | $166 | 34% | 4.2★ (8) | 0.6 mi | AirbnbVrboBooking |
Rapids’ Echo - Riverfront Cabin in Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $70,888 | $296 | 66% | 5★ (290) | 0.6 mi | AirbnbVrbo |
Creekfront Cabin with Waterfall, Hot Tub, Fire Pit House | 3 bd · 2 ba · sleeps 6 | $41,373 | $223 | 51% | 5★ (130) | 0.6 mi | AirbnbVrbo |
LUX Cabin | Hot Tub, Pools & Resort Amenities Cabin | 3 bd · 2 ba · sleeps 6 | $22,012 | $254 | 24% | 4.8★ (101) | 0.7 mi | AirbnbVrbo |
Welcome to Bear Necessities! Cabin | 3 bd · 2 ba · sleeps 6 | $7,482 | $252 | 8% | 5★ (7) | 0.7 mi | AirbnbVrbo |
Hardwood Hideaway Vacation home | 3 bd · 2 ba · sleeps 7 | $33,118 | $181 | 50% | 4★ (1) | 0.7 mi | Booking |
River’s Echo - Riverfront Cabin in Ellijay Cabin | 3 bd · 3 ba · sleeps 6 | $71,765 | $299 | 66% | 5★ (330) | 0.7 mi | AirbnbVrbo |
Hillside Hideaway Cabin | 3 bd · 3 ba · sleeps 10 | $41,779 | $334 | 34% | 5★ (5) | 0.7 mi | AirbnbVrbo |
Modern Luxury Cabin close to Downtown Ellijay! Cabin | 3 bd · 3 ba · sleeps 12 | $35,850 | $284 | 35% | 4.9★ (168) | 0.8 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
$45,593
NOI
$20,665
Cash flow /mo
-$972
Cash needed
$144,971
Cash-on-cash
-8.0%
ROE (yr 1)
4.6%
Cap rate
4.1%
DSCR
0.64
Year-1 write-off
$110,815
Year-1 tax shield @ 32%
$35,461
Year-1 return on equity
- Cash flow (annual)-$11,660
- Principal paydown$3,271
- Appreciation at%$14,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,119
- Platform fees (3% of revenue)$1,368
- Maintenance / capex (5% of revenue)$2,280
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,563
- Insurance (STR-rated)$5,399
Cash needed to close
- Down payment (25%)$124,975
- Closing costs (4.0%)$19,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,461
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
$490,000
Short-life (5/15-yr)
$110,000 · 22%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$35,000
Land 2% (county tax record, market value split) · building $380,000 over 39 years
Based on: 2,016 sq ft, built 2018, 3 bd / 2.5 ba, furnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $64,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$10,200 new × 68% good × 1.51 allocation
- $10,700
Kitchen countertops (stone)listing
$10,500 new × 68% good × 1.51 allocation
- $3,600
Decorative trimdefault
$3,500 new × 68% good × 1.51 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.51 allocation
- $1,200
Shelvingdefault
$1,200 new × 68% good × 1.51 allocation
- $3,000
Window coverings (20)default
$5,000 new × 40% good × 1.51 allocation
- $7,800
Carpet, vinyl & laminate (100% of floors)listing
$13,000 new × 40% good × 1.51 allocation
- $10,100
Kitchen & laundry equipment plumbingdefault
$8,000 new × 84% good × 1.51 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 84% good × 1.51 allocation
- $4,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.51 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $9,600
Paving: driveway & walks (paved)default
$9,300 new × 68% good × 1.51 allocation
- $9,200
Landscaping (typical)default
$9,000 new × 68% good × 1.51 allocation
- $2,000
Patiosdefault
$2,000 new × 68% good × 1.51 allocation
- $20,600
Decks & porches (attached)listing
$22,700 new × 60% good × 1.51 allocation
- $286,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$218,800 new × 87% good × 1.51 allocation
- $28,800
Building plumbing & fixturesdefault
$22,700 new × 84% good × 1.51 allocation
- $29,000
Building electrical & lightingdefault
$22,800 new × 84% good × 1.51 allocation
- $20,600
HVACdefault
$22,700 new × 60% good × 1.51 allocation
- $2,700
Fireplacelisting
$2,600 new × 68% good × 1.51 allocation
- $12,300
Septic systemlisting
$12,000 new × 68% good × 1.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,200 | $41,400 | $1,200 | $110,800 |
| 2 | $0 | $0 | $9,700 | $9,700 |
| 3 | $0 | $0 | $9,700 | $9,700 |
| 4 | $0 | $0 | $9,700 | $9,700 |
| 5 | $0 | $0 | $9,700 | $9,700 |
| 6+ | $0 | $0 | $339,800 | $339,800 |
| Total | $68,200 | $41,400 | $380,000 | $489,600 |
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.