126 Addle Way
Ellijay, GA 30540
$415,000
2 bd · 2 ba · 1,352 sqft · Listed 25d ago
View on Realtor.com →Year built
1987
Sqft
1,352
Lot sqft
39,640
HOA / mo
None
Furnished
No
List date
2026-09-02T20:05:35.000000Z
Revenue
Annual revenue
$33,114
ADR
$204
Occupancy
44%
Cleaning fees (12 mo)
$6,883
Confidence
Low (20.51), 31 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 River Front House in Ellijay Cabin | 2 bd · 2 ba · sleeps 6 | $40,510 | $195 | 57% | 4.7★ (219) | 341 ft | AirbnbVrbo |
 Moon River | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $53,127 | $335 | 43% | 4.8★ (36) | 0.1 mi | AirbnbVrbo |
 Cabin Zen. Riverfront. Hot Tub. Arcades. Sleeps 8+ Cabin | 2 bd · 3 ba · sleeps 8 | $57,721 | $334 | 47% | 4.8★ (45) | 0.2 mi | AirbnbVrboBooking |
 Mountain Romance - Hot Tub - River Walk House | 2 bd · 2 ba · sleeps 4 | $14,114 | $243 | 16% | 5★ (13) | 0.2 mi | AirbnbVrboBooking |
 Deer River Retreat | Waterfront in Coosawattee Cabin | 2 bd · 2 ba · sleeps 6 | $55,317 | $265 | 57% | 4.8★ (123) | 0.2 mi | AirbnbVrbo |
 Rustic Elegance of Ellijay Cabin | 2 bd · 2 ba · sleeps 6 | $1,667 | $238 | 2% | 4.8★ (33) | 0.2 mi | AirbnbVrbo |
 On River Time House | 2 bd · 2 ba · sleeps 4 | $21,111 | $108 | 54% | 4.8★ (105) | 0.3 mi | AirbnbVrbo |
 Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity Cabin | 2 bd · 2 ba · sleeps 5 | $59,416 | $235 | 69% | 5★ (239) | 0.3 mi | AirbnbVrbo |
 River View Getaway by 2DC House | 2 bd · 2 ba · sleeps 4 | $36,345 | $212 | 47% | 5★ (100) | 0.3 mi | AirbnbVrboBooking |
 Peaceful home, large hot tub, deer sightings House | 2 bd · 2 ba · sleeps 6 | $15,684 | $279 | 15% | 4.9★ (48) | 0.3 mi | AirbnbVrbo |
Show all 32 comps
Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $22,411ADR $579Occ ≈ 11%4.8★ (28)
Very Private, Quiet Cabin With A Mountain View
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $3,924ADR $275Occ ≈ 4%4.8★ (71)
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
Otto Ellijay | Modern Home in the Woods
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $15,582ADR $238Occ ≈ 18%5★ (18)
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $7,555ADR $314Occ ≈ 7%5★ (4)
On The Rocks-Riverfront Cabin
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $8,215ADR $356Occ ≈ 6%—
Dog-friendly cabin with hot tub, 2 fireplaces, game room. washer/dryer & AC
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $24,752ADR $211Occ ≈ 32%4.8★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY Cabin | 2 bd · 2 ba · sleeps 5 | $23,249 | $306 | 21% | 5★ (113) | 0.4 mi | AirbnbVrbo |
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house | 2 bd · 1 ba · sleeps 4 | $22,411 | $579 | 11% | 4.8★ (28) | 0.4 mi | Airbnb |
Very Private, Quiet Cabin With A Mountain View Cabin | 2 bd · 2 ba · sleeps 6 | $3,924 | $275 | 4% | 4.8★ (71) | 0.4 mi | Airbnb |
Care Bears Cottage Camper/RV | 2 bd · 1 ba · sleeps 5 | $1,435 | $128 | 3% | 4.8★ (12) | 0.5 mi | Airbnb |
Saxonville Lodgehouse Farm stay | 2 bd · 1.5 ba · sleeps 7 | $4,158 | $113 | 10% | 4.9★ (10) | 0.5 mi | AirbnbVrbo |
Family Cabin | Hot Tub, Fire Pit + Pool Access Cabin | 2 bd · 3 ba · sleeps 8 | $48,482 | $202 | 66% | 5★ (123) | 0.5 mi | AirbnbVrbo |
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards Cabin | 2 bd · 2 ba · sleeps 6 | $56,770 | $269 | 58% | 5★ (131) | 0.6 mi | AirbnbVrbo |
Relax camping in the mountains! Camper/RV | 2 bd · 1 ba · sleeps 5 | $2,433 | $172 | 4% | 5★ (8) | 0.6 mi | Airbnb |
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 |
Killin Time River Cabin Cabin | 2 bd · 2 ba · sleeps 7 | $8,357 | $0 | — | 5★ (24) | 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 |
Otto Ellijay | Modern Home in the Woods House | 2 bd · 1 ba · sleeps 4 | $15,582 | $238 | 18% | 5★ (18) | 0.6 mi | Airbnb |
Cedar & Pine River Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $4,201 | $168 | 7% | 5★ (4) | 0.6 mi | AirbnbVrbo |
Dream Ridge | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $7,555 | $314 | 7% | 5★ (4) | 0.6 mi | Vrbo |
Rocky Road Retreat Stay Cabin | 2 bd · 2 ba · sleeps 6 | $4,428 | $216 | 6% | 4.5★ (25) | 0.7 mi | AirbnbVrboBooking |
Riverfront Cabin, Resort Pool, Hot Tub, Tubing House | 2 bd · 2 ba · sleeps 8 | $54,901 | $393 | 38% | 5★ (35) | 0.7 mi | AirbnbVrbo |
NEW: Dawn Lane Escape | Hot Tub | Mins to Town Cabin | 2 bd · 2 ba · sleeps 5 | $12,000 | $179 | 18% | 5★ (14) | 0.7 mi | AirbnbVrbo |
Modern Cabin, Forest Deck and Deer Everywhere Cabin | 2 bd · 1 ba · sleeps 6 | $28,199 | $254 | 30% | 5★ (1) | 0.7 mi | AirbnbVrbo |
On The Rocks-Riverfront Cabin Vacation home | 2 bd · 1 ba · sleeps 4 | $8,215 | $356 | 6% | — | 0.7 mi | Booking |
Dog-friendly cabin with hot tub, 2 fireplaces, game room. washer/dryer & AC Cabin | 2 bd · 2 ba · sleeps 6 | $24,752 | $211 | 32% | 4.8★ (15) | 0.7 mi | Vrbo |
Fire Pit + Free Wood | Pizza Oven & Grill | Deer Cabin | 2 bd · 2 ba · sleeps 4 | $37,437 | $185 | 55% | 5★ (81) | 0.7 mi | AirbnbVrbo |
Edgewater Dreams | Coosawattee Riverfront Cabin | 2 bd · 2 ba · sleeps 8 | $66,335 | $311 | 58% | 4.9★ (114) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$33,114
NOI
$12,699
Cash flow /mo
-$1,178
Cash needed
$136,350
Cash-on-cash
-10.4%
ROE (yr 1)
0.8%
Cap rate
3.1%
DSCR
0.47
Year-1 write-off
$91,758
Year-1 tax shield @ 32%
$29,363
Year-1 return on equity
- Cash flow (annual)-$14,136
- Principal paydown$2,716
- Appreciation at%$12,450
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,623
- Platform fees (3% of revenue)$993
- Maintenance / capex (5% of revenue)$1,656
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,461
- Insurance (STR-rated)$4,482
Cash needed to close
- Down payment (25%)$103,750
- Closing costs (4.0%)$16,600
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,363
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
$328,000
Short-life (5/15-yr)
$75,000 · 23%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$29,000
Land 21% (county tax record, market value split) · building $253,000 over 39 years · new furniture $16,000
Based on: 1,352 sq ft, built 1987, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $67,000 in year 1 (15% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$8,800 new × 40% good × 2.97 allocation
- $8,500
Kitchen countertopsdefault
$7,200 new × 40% good × 2.97 allocation
- $2,800
Decorative trimdefault
$2,400 new × 40% good × 2.97 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 2.97 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 2.97 allocation
- $4,200
Window coverings (14)default
$3,500 new × 40% good × 2.97 allocation
- $5,200
Carpet, vinyl & laminate (50% of floors)listing
$4,400 new × 40% good × 2.97 allocation
- $8,100
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.97 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.97 allocation
- $3,300
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 2.97 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 2.97 allocation
- $10,900
Landscaping (typical)default
$7,300 new × 50% good × 2.97 allocation
- $2,000
Patiosdefault
$1,300 new × 50% good × 2.97 allocation
- $2,000
Decks & porches (attached)default
$1,300 new × 50% good × 2.97 allocation
- $174,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$146,500 new × 40% good × 2.97 allocation
- $18,000
Building plumbing & fixturesdefault
$15,200 new × 40% good × 2.97 allocation
- $17,100
Building electrical & lightingdefault
$14,400 new × 40% good × 2.97 allocation
- $18,100
HVACdefault
$15,200 new × 40% good × 2.97 allocation
- $5,200
Hardwood & tile floorsdefault
$4,400 new × 40% good × 2.97 allocation
- $3,100
Fireplacelisting
$2,600 new × 40% good × 2.97 allocation
- $17,800
Septic systemlisting
$12,000 new × 50% good × 2.97 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,800 | $26,200 | $800 | $91,800 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $226,500 | $226,500 |
| Total | $64,800 | $26,200 | $253,300 | $344,200 |
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.