196 Mossy Rock Ln
Ellijay, GA 30540
$609,500
3 bd · 3 ba · 2,192 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
2,192
Lot sqft
105,415
HOA / mo
None
Furnished
Yes
List date
2026-10-22T20:24:02.000000Z
Revenue
Annual revenue
$43,288
ADR
$270
Occupancy
44%
Cleaning fees (12 mo)
$8,603
Confidence
Low (34.13), 20 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $34,469
Trout Haven | No Pet Fees | Sleeps 6 | Creekfront | Outdoor pavillion w/ TV
Cabin · 3 bd · 2.5 ba · sleeps 6 · 1.3 mi
Revenue $104,079ADR $383Occ ≈ 74%5★ (54)
Hamil’s Haven on the Hill
Cabin · 3 bd · 2 ba · sleeps 6 · 1.4 mi
Revenue $13,571ADR $315Occ ≈ 12%4★ (4)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fun Family Cabin - Hot Tub - Fire Pit - Games Cabin
| 3 bd · 3 ba · sleeps 9 | $33,220 | $246 | 37% | 5★ (37) | 1.1 mi | AirbnbVrbo |
Ellijay Cabin Near Apple Orchards | Pet-Friendly Cabin
| 3 bd · 2 ba · sleeps 6 | $26,663 | $216 | 34% | 5★ (193) | 1.1 mi | AirbnbVrbo |
Apple Pie Over Ellijay | Ellijay, GA Cabin
| 3 bd · 2 ba · sleeps 8 | $39,882 | $410 | 27% | 4.8★ (5) | 1.1 mi | AirbnbVrbo |
Cozy Ellijay cabin, fenced yard,fireplace, firepit Cabin
| 3 bd · 2 ba · sleeps 9 | $35,283 | $211 | 46% | 5★ (14) | 1.1 mi | AirbnbVrbo |
Whispering Creek-Private, hot tub, firepit Cabin
| 3 bd · 3 ba · sleeps 6 | $32,167 | $256 | 34% | 4.8★ (12) | 1.2 mi | AirbnbVrboBooking |
Trout Haven | No Pet Fees | Sleeps 6 | Creekfront | Outdoor pavillion w/ TV Cabin | 3 bd · 2.5 ba · sleeps 6 | $104,079 | $383 | 74% | 5★ (54) | 1.3 mi | Vrbo |
A River Runs Round It House
| 3 bd · 3 ba · sleeps 9 | $21,423 | $225 | 26% | 5★ (50) | 1.4 mi | AirbnbVrbo |
Hamil’s Haven on the Hill Cabin | 3 bd · 2 ba · sleeps 6 | $13,571 | $315 | 12% | 4★ (4) | 1.4 mi | Delisted |
Creel Lodge-Waterfront-Family-Fishing-Firepit Cabin
| 3 bd · 2 ba · sleeps 8 | $31,006 | $220 | 39% | 5★ (115) | 1.4 mi | AirbnbVrbo |
No Neighbors | Peaceful Escape + Fireside Vibes Cabin
| 3 bd · 2 ba · sleeps 6 | $33,654 | $182 | 51% | 5★ (39) | 1.5 mi | AirbnbVrbo |
Show 10 more
RIVERFRONT CABIN with Private Hot Tub!
Cabin · 3 bd · 2.5 ba · sleeps 7 · 1.9 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $79,794ADR $286Occ ≈ 76%4.8★ (172)
Aceres Haven! Cozy Fire Pit | Lake .5 | River 1.5
Cabin · 3 bd · 2 ba · sleeps 6 · 2.0 mi
Revenue $20,842ADR $316Occ ≈ 18%4★ (3)
Delisted
New! 4 Open Acres, Exclusive Family Ventures
Cabin · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $5,318ADR $256Occ ≈ 6%—
Secluded Cabin w/ Rushing Creek Sound & Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 2.1 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $99,297ADR $354Occ ≈ 77%—
Best of Both Worlds, Minutes to Ellijay, Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 2.2 mi
Revenue $5,430ADR $246Occ ≈ 6%5★ (67)
Creek front w/private pool- Apple Season is Here!
Cabin · 3 bd · 3 ba · sleeps 6 · 2.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $56,992ADR $436Occ ≈ 36%5★ (34)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury Cabin Retreat | Hot Tub | BBQ | Lake Access Cabin
| 3 bd · 2.5 ba · sleeps 10 | $35,447 | $316 | 31% | 5★ (63) | 1.8 mi | AirbnbVrboBooking |
Inviting Ellijay Cabin: Firepit, Game Room, Trails Cabin
| 3 bd · 3 ba · sleeps 9 | $46,228 | $284 | 45% | 5★ (19) | 1.8 mi | AirbnbVrboBooking |
RIVERFRONT CABIN with Private Hot Tub! Cabin
| 3 bd · 2.5 ba · sleeps 7 | $79,794 | $286 | 76% | 4.8★ (172) | 1.9 mi | Airbnb |
Aceres Haven! Cozy Fire Pit | Lake .5 | River 1.5 Cabin | 3 bd · 2 ba · sleeps 6 | $20,842 | $316 | 18% | 4★ (3) | 2.0 mi | Delisted |
New! 4 Open Acres, Exclusive Family Ventures Cabin | 3 bd · 2 ba · sleeps 6 | $5,318 | $256 | 6% | — | 2.1 mi | Airbnb |
Secluded Cabin w/ Rushing Creek Sound & Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $99,297 | $354 | 77% | — | 2.1 mi | Vrbo |
Grand Slam Riverhouse | Family-Friendly Riverfront Cabin
| 3 bd · 3 ba · sleeps 10 | $60,678 | $356 | 47% | 4.8★ (24) | 2.1 mi | AirbnbVrbo |
Hide'n Go Creek-Waterfront, Hot tub, firepit Cabin
| 3 bd · 3 ba · sleeps 8 | $52,608 | $305 | 47% | 4.8★ (203) | 2.2 mi | AirbnbVrboBooking |
Best of Both Worlds, Minutes to Ellijay, Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $5,430 | $246 | 6% | 5★ (67) | 2.2 mi | Airbnb |
Creek front w/private pool- Apple Season is Here! Cabin
| 3 bd · 3 ba · sleeps 6 | $56,992 | $436 | 36% | 5★ (34) | 2.2 mi | Airbnb |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$43,288
NOI
$18,538
Cash flow /mo
-$1,832
Cash needed
$176,755
Cash-on-cash
-12.4%
ROE (yr 1)
0.0%
Cap rate
3.0%
DSCR
0.46
Year-1 write-off
$116,938
Year-1 tax shield @ 32%
$37,420
Year-1 return on equity
- Cash flow (annual)-$21,981
- Principal paydown$3,766
- Appreciation at%$18,285
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)$8,658
- Platform fees (3% of revenue)$1,299
- Maintenance / capex (5% of revenue)$2,164
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,847
- Insurance (STR-rated)$6,583
Cash needed to close
- Down payment (25%)$152,375
- Closing costs (4.0%)$24,380
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,420
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
$540,000
Short-life (5/15-yr)
$116,000 · 22%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$37,000
Land 12% (county tax record, market value split) · building $424,000 over 39 years
Based on: 2,192 sq ft, built 2000, 3 bd / 3 ba, furnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (12% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$10,600 new × 40% good × 2.32 allocation
- $10,100
Kitchen countertops (stone)listing
$10,800 new × 40% good × 2.32 allocation
- $3,600
Decorative trimdefault
$3,800 new × 40% good × 2.32 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.32 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.32 allocation
- $5,100
Window coverings (22)default
$5,500 new × 40% good × 2.32 allocation
- $9,200
Kitchen & laundry equipment plumbingdefault
$8,300 new × 48% good × 2.32 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 48% good × 2.32 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.32 allocation
- $8,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.32 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $11,300
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 2.32 allocation
- $5,400
Landscaping (minimal)listing
$4,700 new × 50% good × 2.32 allocation
- $2,500
Patiosdefault
$2,200 new × 50% good × 2.32 allocation
- $28,700
Decks & porches (attached)listing
$24,700 new × 50% good × 2.32 allocation
- $313,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,900 new × 57% good × 2.32 allocation
- $27,500
Building plumbing & fixturesdefault
$24,700 new × 48% good × 2.32 allocation
- $28,000
Building electrical & lightingdefault
$25,100 new × 48% good × 2.32 allocation
- $23,000
HVACdefault
$24,700 new × 40% good × 2.32 allocation
- $13,100
Hardwood & tile floorsdefault
$14,100 new × 40% good × 2.32 allocation
- $4,900
Fireplaces (2)listing
$5,300 new × 40% good × 2.32 allocation
- $13,900
Septic systemlisting
$12,000 new × 50% good × 2.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,600 | $47,900 | $500 | $116,900 |
| 2 | $0 | $0 | $10,900 | $10,900 |
| 3 | $0 | $0 | $10,900 | $10,900 |
| 4 | $0 | $0 | $10,900 | $10,900 |
| 5 | $0 | $0 | $10,900 | $10,900 |
| 6+ | $0 | $0 | $379,700 | $379,700 |
| Total | $68,600 | $47,900 | $423,600 | $540,100 |
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.