8 17th St
Ellijay, GA 30540
$150,000
2 bd · 1 ba · 841 sqft · Listed 1d ago
View on Realtor.com →Year built
1985
Sqft
841
Lot sqft
4,356
HOA / mo
$132
Furnished
No
List date
2026-10-01T19:10:54.000000Z
Revenue
Annual revenue
$29,997
ADR
$172
Occupancy
48%
Cleaning fees (12 mo)
$6,926
Confidence
Low (22), 21 comps
Comp revenue range (p25 / median / p75)
Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $22,411ADR $579Occ ≈ 11%4.8★ (28)
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.4 mi
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house | 2 bd · 1 ba · sleeps 4 | $22,411 | $579 | 11% | 4.8★ (28) | 0.2 mi | Airbnb |
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY Cabin | 2 bd · 2 ba · sleeps 5 | $23,249 | $306 | 21% | 5★ (113) | 0.2 mi | AirbnbVrbo |
River View Getaway by 2DC House | 2 bd · 2 ba · sleeps 4 | $36,345 | $212 | 47% | 5★ (100) | 0.2 mi | AirbnbVrboBooking |
Mountain Romance - Hot Tub - River Walk House | 2 bd · 2 ba · sleeps 4 | $14,114 | $243 | 16% | 5★ (13) | 0.3 mi | AirbnbVrboBooking |
Care Bears Cottage Camper/RV | 2 bd · 1 ba · sleeps 5 | $1,435 | $128 | 3% | 4.8★ (12) | 0.4 mi | Airbnb |
Moon River | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $53,127 | $335 | 43% | 4.8★ (36) | 0.5 mi | AirbnbVrbo |
Modern Cabin, Forest Deck and Deer Everywhere Cabin | 2 bd · 1 ba · sleeps 6 | $28,199 | $254 | 30% | 5★ (1) | 0.5 mi | AirbnbVrbo |
Relax camping in the mountains! Camper/RV | 2 bd · 1 ba · sleeps 5 | $2,433 | $172 | 4% | 5★ (8) | 0.5 mi | Airbnb |
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards Cabin | 2 bd · 2 ba · sleeps 6 | $56,770 | $269 | 58% | 5★ (131) | 0.5 mi | AirbnbVrbo |
Saxonville Lodgehouse Farm stay | 2 bd · 1.5 ba · sleeps 7 | $4,158 | $113 | 10% | 4.9★ (10) | 0.5 mi | AirbnbVrbo |
Show all 21 comps
NEW! Slow Forest Cabin Blue Ridge | Deer Sun Rest
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $22,310ADR $221Occ ≈ 28%5★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! Slow Forest Cabin Blue Ridge | Deer Sun Rest Cabin | 2 bd · 2 ba · sleeps 6 | $22,310 | $221 | 28% | 5★ (20) | 0.5 mi | Airbnb |
Deer River Retreat | Waterfront in Coosawattee Cabin | 2 bd · 2 ba · sleeps 6 | $55,317 | $265 | 57% | 4.8★ (123) | 0.6 mi | AirbnbVrbo |
Killin Time River Cabin Cabin | 2 bd · 2 ba · sleeps 7 | $8,357 | $0 | — | 5★ (24) | 0.6 mi | AirbnbVrbo |
Cabin River Retreat / Hot Tub / Blue Ridge Mtns Cabin | 2 bd · 2 ba · sleeps 8 | $52,071 | $274 | 52% | 5★ (51) | 0.6 mi | AirbnbVrboBooking |
On River Time House | 2 bd · 2 ba · sleeps 4 | $21,111 | $108 | 54% | 4.8★ (105) | 0.6 mi | AirbnbVrbo |
Rustic Elegance of Ellijay Cabin | 2 bd · 2 ba · sleeps 6 | $1,667 | $238 | 2% | 4.8★ (33) | 0.6 mi | AirbnbVrbo |
River Front House in Ellijay Cabin | 2 bd · 2 ba · sleeps 6 | $40,510 | $195 | 57% | 4.7★ (219) | 0.6 mi | AirbnbVrbo |
Riverfront Cottage In The Coosawattee Resort. Cabin | 2 bd · 2 ba · sleeps 6 | $15,764 | $246 | 18% | 5★ (8) | 0.6 mi | AirbnbVrboBooking |
3 BR home with access to community amenities House | 2 bd · 2 ba · sleeps 6 | $17,305 | $208 | 23% | — | 0.7 mi | AirbnbVrboBooking |
Cedar & Pine River Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $4,201 | $168 | 7% | 5★ (4) | 0.8 mi | AirbnbVrbo |
Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity Cabin | 2 bd · 2 ba · sleeps 5 | $59,416 | $235 | 69% | 5★ (239) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$29,997
NOI
$13,527
Cash flow /mo
$299
Cash needed
$59,500
Cash-on-cash
6.0%
ROE (yr 1)
15.2%
Cap rate
9.0%
DSCR
1.36
Year-1 write-off
$52,117
Year-1 tax shield @ 32%
$16,677
Year-1 return on equity
- Cash flow (annual)$3,593
- Principal paydown$934
- Appreciation at%$4,500
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)$5,999
- Platform fees (3% of revenue)$900
- Maintenance / capex (5% of revenue)$1,500
- Utilities & supplies$4,200
- HOA$1,584
- Property tax$667
- Insurance (STR-rated)$1,620
Cash needed to close
- Down payment (25%)$37,500
- Closing costs (4.0%)$6,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$16,677
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
$109,000
Short-life (5/15-yr)
$36,000 · 33%
Year-1 deduction
$52,000
Year-1 tax shield @ 32%
$17,000
Land 27% (county tax record, market value split) · building $73,000 over 39 years · new furniture $16,000
Based on: 841 sq ft, built 1985, 2 bd / 1 ba, unfurnished, listing features (deck, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $37,000 in year 1 (19% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,200
Kitchen cabinetsdefault
$7,600 new × 40% good × 1.37 allocation
- $3,400
Kitchen countertopsdefault
$6,300 new × 40% good × 1.37 allocation
- $800
Decorative trimdefault
$1,500 new × 40% good × 1.37 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.37 allocation
- $500
Shelvingdefault
$900 new × 40% good × 1.37 allocation
- $1,100
Window coverings (8)default
$2,000 new × 40% good × 1.37 allocation
- $3,000
Carpet, vinyl & laminate (100% of floors)listing
$5,400 new × 40% good × 1.37 allocation
- $3,300
Kitchen & laundry equipment plumbingdefault
$5,900 new × 40% good × 1.37 allocation
- $2,000
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 1.37 allocation
- $2,600
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 1.37 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $4,100
Paving: driveway & walks (paved)default
$6,000 new × 50% good × 1.37 allocation
- $4,000
Landscaping (typical)default
$5,800 new × 50% good × 1.37 allocation
- $600
Patiosdefault
$800 new × 50% good × 1.37 allocation
- $6,500
Decks & porches (attached)listing
$9,500 new × 50% good × 1.37 allocation
- $49,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$90,800 new × 40% good × 1.37 allocation
- $5,200
Building plumbing & fixturesdefault
$9,400 new × 40% good × 1.37 allocation
- $4,400
Building electrical & lightingdefault
$7,900 new × 40% good × 1.37 allocation
- $5,200
HVACdefault
$9,500 new × 40% good × 1.37 allocation
- $8,200
Septic systemlisting
$12,000 new × 50% good × 1.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $36,900 | $15,100 | $100 | $52,100 |
| 2 | $0 | $0 | $1,900 | $1,900 |
| 3 | $0 | $0 | $1,900 | $1,900 |
| 4 | $0 | $0 | $1,900 | $1,900 |
| 5 | $0 | $0 | $1,900 | $1,900 |
| 6+ | $0 | $0 | $65,200 | $65,200 |
| Total | $36,900 | $15,100 | $72,800 | $124,800 |
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.