351 Nexus Dr
Ellijay, GA 30540
$529,000
3 bd · 3 ba · 2,184 sqft · Listed 1d ago
View on Realtor.com →Year built
1997
Sqft
2,184
Lot sqft
28,750
HOA / mo
None
Furnished
Yes
List date
2026-10-21T17:05:12.000000Z
Revenue
Annual revenue
$35,707
ADR
$205
Occupancy
48%
Cleaning fees (12 mo)
$6,439
Confidence
Low (36.75), 15 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $34,681
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 0.1 mi
Revenue $37,082ADR $224Occ ≈ 45%5★ (1)
Delisted
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $14,155ADR $243Occ ≈ 16%5★ (247)
Delisted
Dolche Vita Chalet A great place to stay.
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $1,154ADR $577Occ ≈ 1%5★ (11)
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $64,780ADR $311Occ ≈ 57%5★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House | 3 bd · 3 ba · sleeps 8 | $37,082 | $224 | 45% | 5★ (1) | 0.1 mi | Delisted |
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin | 3 bd · 2 ba · sleeps 8 | $14,155 | $243 | 16% | 5★ (247) | 0.3 mi | Delisted |
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House
| 3 bd · 3 ba · sleeps 8 | $40,959 | $196 | 57% | 5★ (6) | 0.3 mi | AirbnbVrboBooking |
Screened Porch + Home Office: Modern Ellijay Cabin House
| 3 bd · 2.5 ba · sleeps 6 | $1,024 | $256 | 1% | — | 0.4 mi | AirbnbVrboBooking |
Ledger Creek Cabin Cabin
| 3 bd · 3 ba · sleeps 8 | $25,598 | $209 | 34% | 4.9★ (35) | 0.4 mi | AirbnbVrboBooking |
Cozy Mountain Cabin hot tub, fire pit, hiking House
| 3 bd · 2 ba · sleeps 6 | $34,681 | $231 | 41% | 4.8★ (63) | 0.5 mi | AirbnbVrboBooking |
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin
| 3 bd · 3 ba · sleeps 10 | $61,307 | $300 | 56% | 5★ (84) | 0.5 mi | AirbnbVrbo |
Dolche Vita Chalet A great place to stay. Cabin | 3 bd · 3 ba · sleeps 8 | $1,154 | $577 | 1% | 5★ (11) | 0.5 mi | Airbnb |
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads Cabin
| 3 bd · 3 ba · sleeps 6 | $64,780 | $311 | 57% | 5★ (17) | 0.5 mi | Vrbo |
Peaceful, screened porch, hot tub, firepit, grill Cabin
| 3 bd · 3 ba · sleeps 6 | $51,320 | $191 | 74% | 5★ (53) | 0.5 mi | AirbnbVrbo |
Show 5 more
Fully Fenced Backyard for Pets/ Outdoor Pools
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $60,151ADR $262Occ ≈ 63%4.9★ (49)
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's
House · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi
Revenue $21,300ADR $244Occ ≈ 24%5★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries Cabin
| 3 bd · 2.5 ba · sleeps 8 | $34,743 | $260 | 37% | 5★ (43) | 0.6 mi | AirbnbVrboBooking |
Rustic Cabin Escape in Gilmer County House
| 3 bd · 2.5 ba · sleeps 8 | $11,306 | $329 | 9% | — | 0.6 mi | AirbnbVrbo |
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin
| 3 bd · 3 ba · sleeps 9 | $32,374 | $256 | 35% | 5★ (32) | 0.6 mi | AirbnbVrboBooking |
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin | 3 bd · 3 ba · sleeps 8 | $60,151 | $262 | 63% | 4.9★ (49) | 0.7 mi | Airbnb |
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's House | 3 bd · 2.5 ba · sleeps 8 | $21,300 | $244 | 24% | 5★ (7) | 0.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$35,707
NOI
$13,021
Cash flow /mo
-$1,868
Cash needed
$153,410
Cash-on-cash
-14.6%
ROE (yr 1)
-2.2%
Cap rate
2.5%
DSCR
0.37
Year-1 write-off
$110,014
Year-1 tax shield @ 32%
$35,205
Year-1 return on equity
- Cash flow (annual)-$22,413
- Principal paydown$3,217
- Appreciation at%$15,870
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)$7,141
- Platform fees (3% of revenue)$1,071
- Maintenance / capex (5% of revenue)$1,785
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,775
- Insurance (STR-rated)$5,713
Cash needed to close
- Down payment (25%)$132,250
- Closing costs (4.0%)$21,160
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,205
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
$511,000
Short-life (5/15-yr)
$110,000 · 21%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 3% (county tax record, market value split) · building $402,000 over 39 years
Based on: 2,184 sq ft, built 1997, 3 bd / 3 ba, furnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $57,000 in year 1 (11% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,200
Kitchen cabinetsdefault
$10,600 new × 40% good × 2.41 allocation
- $8,300
Kitchen countertopsdefault
$8,700 new × 40% good × 2.41 allocation
- $3,700
Decorative trimdefault
$3,800 new × 40% good × 2.41 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.41 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.41 allocation
- $5,300
Window coverings (22)default
$5,500 new × 40% good × 2.41 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$8,200 new × 42% good × 2.41 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 42% good × 2.41 allocation
- $7,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.41 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
- $11,700
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 2.41 allocation
- $5,600
Landscaping (minimal)listing
$4,700 new × 50% good × 2.41 allocation
- $2,600
Patiosdefault
$2,200 new × 50% good × 2.41 allocation
- $29,600
Decks & porches (attached)listing
$24,600 new × 50% good × 2.41 allocation
- $295,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,000 new × 52% good × 2.41 allocation
- $24,900
Building plumbing & fixturesdefault
$24,600 new × 42% good × 2.41 allocation
- $25,200
Building electrical & lightingdefault
$25,000 new × 42% good × 2.41 allocation
- $23,700
HVACdefault
$24,600 new × 40% good × 2.41 allocation
- $13,500
Hardwood & tile floorsdefault
$14,100 new × 40% good × 2.41 allocation
- $5,100
Fireplaces (2)listing
$5,300 new × 40% good × 2.41 allocation
- $14,500
Septic systemlisting
$12,000 new × 50% good × 2.41 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,100 | $49,500 | $400 | $110,000 |
| 2 | $0 | $0 | $10,300 | $10,300 |
| 3 | $0 | $0 | $10,300 | $10,300 |
| 4 | $0 | $0 | $10,300 | $10,300 |
| 5 | $0 | $0 | $10,300 | $10,300 |
| 6+ | $0 | $0 | $360,200 | $360,200 |
| Total | $60,100 | $49,500 | $401,900 | $511,400 |
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.