300 Westwoods Dr
Ellijay, GA 30540
$629,900
5 bd · 3.5 ba · 4,744 sqft · Listed 19d ago
View on Realtor.com →Year built
1991
Sqft
4,744
Lot sqft
28,750
HOA / mo
$0
Furnished
No
List date
2026-09-08T16:33:55.000000Z
Revenue
Annual revenue
$44,425
ADR
$284
Occupancy
43%
Cleaning fees (12 mo)
$7,775
Confidence
Low (39.15), 22 comps
Comp revenue range (p25 / median / p75)
Crescent Moon on the River
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $66,020ADR $515Occ ≈ 35%—
Highland Harmony
Vacation home · 4 bd · 3 ba · sleeps 8 · 1.1 mi
Revenue $24,533ADR $306Occ ≈ 22%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Enchanted Ridge Retreat House | 4 bd · 3.5 ba · sleeps 10 | $66,466 | $300 | 61% | 5★ (100) | 0.2 mi | AirbnbVrbo |
Crescent Moon on the River Vacation home | 4 bd · 3 ba · sleeps 10 | $66,020 | $515 | 35% | — | 0.7 mi | Booking |
*NEW*Deer Hart•Family•Game Room•Wineries •Hiking House | 4 bd · 3 ba · sleeps 14 | $59,031 | $351 | 46% | 5★ (19) | 0.9 mi | AirbnbVrbo |
Lakeview Lodge Cabin | 4 bd · 3 ba · sleeps 6 | $21,784 | $197 | 30% | 4.5★ (62) | 0.9 mi | AirbnbVrbo |
Luxury Cabin | Hot Tub | Pool | Game Room House | 4 bd · 3 ba · sleeps 10 | $49,355 | $442 | 31% | 5★ (13) | 1.0 mi | AirbnbVrbo |
Highland Harmony Vacation home | 4 bd · 3 ba · sleeps 8 | $24,533 | $306 | 22% | — | 1.1 mi | Booking |
Summit Comfort- Community Pool, Air Hockey, Views! Cabin | 4 bd · 3 ba · sleeps 8 | $20,507 | $373 | 15% | 5★ (3) | 1.1 mi | AirbnbVrbo |
Cohutta Farms Farm stay | 4 bd · 3 ba · sleeps 8 | $3,630 | $242 | 4% | — | 1.6 mi | Airbnb |
Riverfront Cabin — Hot Tub, Bar, & Fireplace Cabin | 4 bd · 4.5 ba · sleeps 10 | $59,808 | $506 | 32% | 5★ (45) | 1.7 mi | AirbnbVrbo |
Cool off in the River, or the Community pool. Cabin | 4 bd · 3.5 ba · sleeps 10 | $44,380 | $309 | 39% | 4.6★ (103) | 1.8 mi | AirbnbVrbo |
Show all 22 comps
Beary Happy offers Extensive Game Room, Hot Tub, a
Cabin · 4 bd · 3 ba · sleeps 8 · 2.1 mi
Revenue $26,404ADR $326Occ ≈ 22%4.8★ (5)
Beautiful Bear Hugs Cabin 4BR/3 Bath, Pool table, FREE WIFI
Cabin · 4 bd · 3 ba · sleeps 12 · 2.3 mi
Revenue $16,109ADR $271Occ ≈ 16%4.8★ (191)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lazy River | Ellijay, GA Cabin | 5 bd · 4 ba · sleeps 10 | $100,010 | $655 | 42% | 5★ (6) | 1.8 mi | AirbnbVrbo |
Riverfront Escape | Hot Tub • Game Room • Fire Pit House | 4 bd · 3.5 ba · sleeps 10 | $36,352 | $498 | 20% | 4.7★ (7) | 1.8 mi | AirbnbVrboBooking |
A Great Escape, exterior fireplace, hot tub Cabin | 4 bd · 3.5 ba · sleeps 8 | $54,447 | $353 | 42% | 4.9★ (36) | 1.8 mi | AirbnbVrboBooking |
Rivershire Cottage | Ellyjay, GA Cabin | 4 bd · 2.5 ba · sleeps 12 | $50,735 | $618 | 22% | 5★ (45) | 1.8 mi | AirbnbVrbo |
Deer Run Retreat Stay Cabin | 4 bd · 3 ba · sleeps 12 | $36,526 | $323 | 31% | 4.4★ (80) | 1.9 mi | AirbnbVrboBooking |
It`s 5 O`clock Somewhere Cabin | 4 bd · 3 ba · sleeps 10 | $32,498 | $217 | 41% | 4.5★ (42) | 2.0 mi | AirbnbVrboBooking |
Modern Mountain Luxe: Hot Tub & Dream Porch House | 4 bd · 3 ba · sleeps 8 | $37,915 | $374 | 28% | 4.9★ (11) | 2.1 mi | AirbnbVrboBooking |
Special! Private 7 acres pet friendly- Flat roads! Cabin | 4 bd · 3 ba · sleeps 10 | $60,353 | $238 | 69% | 4.8★ (196) | 2.1 mi | AirbnbVrbo |
Beary Happy offers Extensive Game Room, Hot Tub, a Cabin | 4 bd · 3 ba · sleeps 8 | $26,404 | $326 | 22% | 4.8★ (5) | 2.1 mi | Vrbo |
4 BR forest retreat with game room/hot tub House | 4 bd · 2.5 ba · sleeps 8 | $3,428 | $379 | 2% | 4.9★ (94) | 2.1 mi | AirbnbVrbo |
Ella’s cabin House | 5 bd · 3 ba · sleeps 12 | $4,445 | $380 | 3% | 5★ (2) | 2.2 mi | AirbnbVrbo |
Beautiful Bear Hugs Cabin 4BR/3 Bath, Pool table, FREE WIFI Cabin | 4 bd · 3 ba · sleeps 12 | $16,109 | $271 | 16% | 4.8★ (191) | 2.3 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$44,425
NOI
$20,197
Cash flow /mo
-$1,711
Cash needed
$209,171
Cash-on-cash
-9.8%
ROE (yr 1)
1.2%
Cap rate
3.2%
DSCR
0.50
Year-1 write-off
$142,199
Year-1 tax shield @ 32%
$45,504
Year-1 return on equity
- Cash flow (annual)-$20,535
- Principal paydown$4,122
- Appreciation at%$18,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,885
- Platform fees (3% of revenue)$1,333
- Maintenance / capex (5% of revenue)$2,221
- Utilities & supplies$4,200
- HOA$0
- Property tax$786
- Insurance (STR-rated)$6,803
Cash needed to close
- Down payment (25%)$157,475
- Closing costs (4.0%)$25,196
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,504
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
$568,000
Short-life (5/15-yr)
$114,000 · 20%
Year-1 deduction
$142,000
Year-1 tax shield @ 32%
$46,000
Land 10% (county tax record, market value split) · building $453,000 over 39 years · new furniture $27,000
Based on: 4,744 sq ft, built 1991, 5 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $77,000 in year 1 (9% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$16,200 new × 40% good × 1.54 allocation
- $8,200
Kitchen countertopsdefault
$13,300 new × 40% good × 1.54 allocation
- $5,100
Decorative trimdefault
$8,300 new × 40% good × 1.54 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.54 allocation
- $1,100
Shelvingdefault
$1,800 new × 40% good × 1.54 allocation
- $7,200
Window coverings (47)default
$11,800 new × 40% good × 1.54 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$12,600 new × 40% good × 1.54 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$7,600 new × 40% good × 1.54 allocation
- $3,500
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.54 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$14,300 new × 50% good × 1.54 allocation
- $10,600
Landscaping (typical)default
$13,700 new × 50% good × 1.54 allocation
- $3,600
Patiosdefault
$4,700 new × 50% good × 1.54 allocation
- $41,100
Decks & porches (attached)listing
$53,400 new × 50% good × 1.54 allocation
- $331,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$516,100 new × 42% good × 1.54 allocation
- $33,000
Building plumbing & fixturesdefault
$53,600 new × 40% good × 1.54 allocation
- $35,400
Building electrical & lightingdefault
$57,400 new × 40% good × 1.54 allocation
- $33,000
HVACdefault
$53,400 new × 40% good × 1.54 allocation
- $18,800
Hardwood & tile floorsdefault
$30,500 new × 40% good × 1.54 allocation
- $1,600
Fireplacelisting
$2,600 new × 40% good × 1.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,400 | $66,300 | $1,500 | $142,200 |
| 2 | $0 | $0 | $11,600 | $11,600 |
| 3 | $0 | $0 | $11,600 | $11,600 |
| 4 | $0 | $0 | $11,600 | $11,600 |
| 5 | $0 | $0 | $11,600 | $11,600 |
| 6+ | $0 | $0 | $405,400 | $405,400 |
| Total | $74,400 | $66,300 | $453,400 | $594,100 |
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: 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.