60 Weeks Ln

Ellijay, GA 30540

$1,064,000

4 bd · 4.5 ba · 3,500 sqft · Listed 7d ago

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Year built

2025

Sqft

3,500

Lot sqft

132,422

HOA / mo

$25

Furnished

List date

2026-09-20T23:32:45.000000Z

Revenue

Annual revenue

$65,331

ADR

$323

Occupancy

55%

Cleaning fees (12 mo)

$11,517

Confidence

High (84.79), 9 comps

Comp revenue range (p25 / median / p75)

$55,964$64,232$70,011

Ellijay Family Retreat - The Lodge
Cabin · 5 bd · 5.5 ba · sleeps 15 · 1.0 mi
Revenue $65,685ADR $464Occ ≈ 39%4.9★ (22)
Airbnb Vrbo Booking
Ellijay Cabin Retreat
Cabin · 5 bd · 5 ba · sleeps 15 · 1.0 mi
Revenue $82,767ADR $433Occ ≈ 52%5★ (4)
Airbnb
Totally Private 5BR Luxury Lodge w/Stunning Views!
Cabin · 5 bd · 3.5 ba · sleeps 12 · 1.7 mi
Revenue $70,011ADR $359Occ ≈ 53%4.9★ (212)
Airbnb Vrbo Booking
Wolves Den
Cabin · 3 bd · 3.5 ba · sleeps 8 · 1.9 mi
Revenue $71,638ADR $320Occ ≈ 61%4.9★ (100)
Airbnb Vrbo
Skyview: Full Cabin, Hot Tub, Game Room
Cabin · 5 bd · 4.5 ba · sleeps 16 · 2.0 mi
Revenue $52,267ADR $444Occ ≈ 32%4.8★ (18)
Airbnb Vrbo
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi
Cabin · 3 bd · 3.5 ba · sleeps 6 · 2.0 mi
Revenue $64,232ADR $260Occ ≈ 68%5★ (41)
Airbnb
❤Private Rare5BedPrivateLuxury Lodgew/Stunning Views- HotTub,Game Room,FireTable
Cabin · 5 bd · 4 ba · sleeps 12 · 2.0 mi
Revenue $59,825ADR $319Occ ≈ 51%4.9★ (127)
Vrbo
A Great Escape, exterior fireplace, hot tub
Cabin · 4 bd · 3.5 ba · sleeps 8 · 2.1 mi
Revenue $54,447ADR $353Occ ≈ 42%4.9★ (36)
Airbnb Vrbo Booking
Angler's Escape | Ellyjay, GA
Cabin · 3 bd · 3.5 ba · sleeps 6 · 2.2 mi
Revenue $55,964ADR $408Occ ≈ 38%4.8★ (6)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ellijay Family Retreat - The Lodge Cabin	5 bd · 5.5 ba · sleeps 15	$65,685	$464	39%	4.9★ (22)	1.0 mi	Airbnb Vrbo Booking
Ellijay Cabin Retreat Cabin	5 bd · 5 ba · sleeps 15	$82,767	$433	52%	5★ (4)	1.0 mi	Airbnb
Totally Private 5BR Luxury Lodge w/Stunning Views! Cabin	5 bd · 3.5 ba · sleeps 12	$70,011	$359	53%	4.9★ (212)	1.7 mi	Airbnb Vrbo Booking
Wolves Den Cabin	3 bd · 3.5 ba · sleeps 8	$71,638	$320	61%	4.9★ (100)	1.9 mi	Airbnb Vrbo
Skyview: Full Cabin, Hot Tub, Game Room Cabin	5 bd · 4.5 ba · sleeps 16	$52,267	$444	32%	4.8★ (18)	2.0 mi	Airbnb Vrbo
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi Cabin	3 bd · 3.5 ba · sleeps 6	$64,232	$260	68%	5★ (41)	2.0 mi	Airbnb
❤Private Rare5BedPrivateLuxury Lodgew/Stunning Views- HotTub,Game Room,FireTable Cabin	5 bd · 4 ba · sleeps 12	$59,825	$319	51%	4.9★ (127)	2.0 mi	Vrbo
A Great Escape, exterior fireplace, hot tub Cabin	4 bd · 3.5 ba · sleeps 8	$54,447	$353	42%	4.9★ (36)	2.1 mi	Airbnb Vrbo Booking
Angler's Escape \| Ellyjay, GA Cabin	3 bd · 3.5 ba · sleeps 6	$55,964	$408	38%	4.8★ (6)	2.2 mi	Airbnb Vrbo

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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$65,331

NOI

$28,401

Cash flow /mo

$2,367

Cash needed

$1,135,560

Cash-on-cash (all cash)

2.5%

ROE (yr 1)

5.3%

Cap rate

2.7%

DSCR

—

Year-1 write-off

$232,727

Year-1 tax shield @ 32%

$74,473

Year-1 return on equity

Cash flow (annual)$28,401
Principal paydown (n/a, cash)$0
Appreciation at%$31,920

ROE5.3%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$13,066
Platform fees (3% of revenue)$1,960
Maintenance / capex (5% of revenue)$3,267
Utilities & supplies$4,200
HOA$300
Property tax$2,646
Insurance (STR-rated)$11,491

Cash needed to close

Purchase price (all cash)$1,064,000
Closing costs (4.0%)$42,560
Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

Tax shield @ 32%$74,473

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

$914,000

Short-life (5/15-yr)

$201,000 · 22%

Year-1 deduction

$233,000

Year-1 tax shield @ 32%

$74,000

Land 14% (county tax record, market value split) · building $712,000 over 39 years · new furniture $29,000

Based on: 3,500 sq ft, built 2025, 4 bd / 4.5 ba, unfurnished, listing features (deck, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $133,000 in year 1 (11% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$149,200

Kitchen cabinetsdefault
$13,500 new × 96% good × 1.40 allocation
$18,100
Kitchen countertops (stone)listing
$13,800 new × 96% good × 1.40 allocation
$18,500
Decorative trimdefault
$6,100 new × 96% good × 1.40 allocation
$8,200
Mirrorsdefault
$600 new × 92% good × 1.40 allocation
$800
Shelvingdefault
$1,500 new × 96% good × 1.40 allocation
$2,000
Window coverings (35)default
$8,800 new × 90% good × 1.40 allocation
$11,000
Carpet, vinyl & laminate (100% of floors)listing
$22,500 new × 92% good × 1.40 allocation
$28,800
Kitchen & laundry equipment plumbingdefault
$10,500 new × 98% good × 1.40 allocation
$14,300
Kitchen, laundry & data equipment electricaldefault
$6,300 new × 98% good × 1.40 allocation
$8,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 92% good × 1.40 allocation
$9,900
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$81,200

Paving: driveway & walks (paved)default
$12,300 new × 96% good × 1.40 allocation
$16,400
Landscaping (minimal)listing
$5,900 new × 96% good × 1.40 allocation
$7,900
Patiosdefault
$3,500 new × 96% good × 1.40 allocation
$4,600
Decks & porches (attached)listing
$39,400 new × 95% good × 1.40 allocation
$52,200

Building, 39-year$712,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$380,300 new × 98% good × 1.40 allocation
$522,300
Building plumbing & fixturesdefault
$39,500 new × 98% good × 1.40 allocation
$54,000
Building electrical & lightingdefault
$41,600 new × 98% good × 1.40 allocation
$57,000
HVACdefault
$39,400 new × 95% good × 1.40 allocation
$52,300
Fireplaces (3)listing
$7,900 new × 96% good × 1.40 allocation
$10,600
Septic systemlisting
$12,000 new × 96% good × 1.40 allocation
$16,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$149,200	$81,200	$2,300	$232,700
2	$0	$0	$18,300	$18,300
3	$0	$0	$18,300	$18,300
4	$0	$0	$18,300	$18,300
5	$0	$0	$18,300	$18,300
6+	$0	$0	$636,900	$636,900
Total	$149,200	$81,200	$712,300	$942,700

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.