126 Addle Way

Ellijay, GA 30540

$415,000

2 bd · 2 ba · 1,352 sqft · Listed 25d ago

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Low confidence

Year built

1987

Sqft

1,352

Lot sqft

39,640

HOA / mo

None

Furnished

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)

$8,050$21,761$49,379

River Front House in Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 341 ft
Revenue $40,510ADR $195Occ ≈ 57%4.7★ (219)
Airbnb Vrbo
Moon River | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $53,127ADR $335Occ ≈ 43%4.8★ (36)
Airbnb Vrbo
Cabin Zen. Riverfront. Hot Tub. Arcades. Sleeps 8+
Cabin · 2 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $57,721ADR $334Occ ≈ 47%4.8★ (45)
Airbnb Vrbo Booking
Mountain Romance - Hot Tub - River Walk
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $14,114ADR $243Occ ≈ 16%5★ (13)
Airbnb Vrbo Booking
Deer River Retreat | Waterfront in Coosawattee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $55,317ADR $265Occ ≈ 57%4.8★ (123)
Airbnb Vrbo
Rustic Elegance of Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $1,667ADR $238Occ ≈ 2%4.8★ (33)
Airbnb Vrbo
On River Time
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $21,111ADR $108Occ ≈ 54%4.8★ (105)
Airbnb Vrbo
Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity
Cabin · 2 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $59,416ADR $235Occ ≈ 69%5★ (239)
Airbnb Vrbo
River View Getaway by 2DC
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $36,345ADR $212Occ ≈ 47%5★ (100)
Airbnb Vrbo Booking
Peaceful home, large hot tub, deer sightings
House · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $15,684ADR $279Occ ≈ 15%4.9★ (48)
Airbnb Vrbo

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	Airbnb Vrbo
Moon River \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$53,127	$335	43%	4.8★ (36)	0.1 mi	Airbnb Vrbo
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	Airbnb Vrbo Booking
Mountain Romance - Hot Tub - River Walk House	2 bd · 2 ba · sleeps 4	$14,114	$243	16%	5★ (13)	0.2 mi	Airbnb Vrbo Booking
Deer River Retreat \| Waterfront in Coosawattee Cabin	2 bd · 2 ba · sleeps 6	$55,317	$265	57%	4.8★ (123)	0.2 mi	Airbnb Vrbo
Rustic Elegance of Ellijay Cabin	2 bd · 2 ba · sleeps 6	$1,667	$238	2%	4.8★ (33)	0.2 mi	Airbnb Vrbo
On River Time House	2 bd · 2 ba · sleeps 4	$21,111	$108	54%	4.8★ (105)	0.3 mi	Airbnb Vrbo
Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity Cabin	2 bd · 2 ba · sleeps 5	$59,416	$235	69%	5★ (239)	0.3 mi	Airbnb Vrbo
River View Getaway by 2DC House	2 bd · 2 ba · sleeps 4	$36,345	$212	47%	5★ (100)	0.3 mi	Airbnb Vrbo Booking
Peaceful home, large hot tub, deer sightings House	2 bd · 2 ba · sleeps 6	$15,684	$279	15%	4.9★ (48)	0.3 mi	Airbnb Vrbo

Show all 32 comps

Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY
Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $23,249ADR $306Occ ≈ 21%5★ (113)
Airbnb Vrbo
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)
Airbnb
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)
Airbnb
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Airbnb
Saxonville Lodgehouse
Farm stay · 2 bd · 1.5 ba · sleeps 7 · 0.5 mi
Revenue $4,158ADR $113Occ ≈ 10%4.9★ (10)
Airbnb Vrbo
Family Cabin | Hot Tub, Fire Pit + Pool Access
Cabin · 2 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $48,482ADR $202Occ ≈ 66%5★ (123)
Airbnb Vrbo
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $56,770ADR $269Occ ≈ 58%5★ (131)
Airbnb Vrbo
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
Airbnb
Cabin River Retreat / Hot Tub / Blue Ridge Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $52,071ADR $274Occ ≈ 52%5★ (51)
Airbnb Vrbo Booking
Killin Time River Cabin
Cabin · 2 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $8,357ADR $0Occ ≈ —5★ (24)
Airbnb Vrbo
Riverfront Cottage In The Coosawattee Resort.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $15,764ADR $246Occ ≈ 18%5★ (8)
Airbnb Vrbo Booking
Otto Ellijay | Modern Home in the Woods
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $15,582ADR $238Occ ≈ 18%5★ (18)
Airbnb
Cedar & Pine River Cabin
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $4,201ADR $168Occ ≈ 7%5★ (4)
Airbnb Vrbo
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $7,555ADR $314Occ ≈ 7%5★ (4)
Vrbo
Rocky Road Retreat Stay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $4,428ADR $216Occ ≈ 6%4.5★ (25)
Airbnb Vrbo Booking
Riverfront Cabin, Resort Pool, Hot Tub, Tubing
House · 2 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $54,901ADR $393Occ ≈ 38%5★ (35)
Airbnb Vrbo
NEW: Dawn Lane Escape | Hot Tub | Mins to Town
Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi
Revenue $12,000ADR $179Occ ≈ 18%5★ (14)
Airbnb Vrbo
Modern Cabin, Forest Deck and Deer Everywhere
Cabin · 2 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $28,199ADR $254Occ ≈ 30%5★ (1)
Airbnb Vrbo
On The Rocks-Riverfront Cabin
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $8,215ADR $356Occ ≈ 6%—
Booking
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)
Vrbo
Fire Pit + Free Wood | Pizza Oven & Grill | Deer
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $37,437ADR $185Occ ≈ 55%5★ (81)
Airbnb Vrbo
Edgewater Dreams | Coosawattee Riverfront
Cabin · 2 bd · 2 ba · sleeps 8 · 0.8 mi
Revenue $66,335ADR $311Occ ≈ 58%4.9★ (114)
Airbnb Vrbo

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	Airbnb Vrbo
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	Airbnb Vrbo
Family Cabin \| Hot Tub, Fire Pit + Pool Access Cabin	2 bd · 3 ba · sleeps 8	$48,482	$202	66%	5★ (123)	0.5 mi	Airbnb Vrbo
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards Cabin	2 bd · 2 ba · sleeps 6	$56,770	$269	58%	5★ (131)	0.6 mi	Airbnb Vrbo
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	Airbnb Vrbo Booking
Killin Time River Cabin Cabin	2 bd · 2 ba · sleeps 7	$8,357	$0	—	5★ (24)	0.6 mi	Airbnb Vrbo
Riverfront Cottage In The Coosawattee Resort. Cabin	2 bd · 2 ba · sleeps 6	$15,764	$246	18%	5★ (8)	0.6 mi	Airbnb Vrbo Booking
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	Airbnb Vrbo
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	Airbnb Vrbo Booking
Riverfront Cabin, Resort Pool, Hot Tub, Tubing House	2 bd · 2 ba · sleeps 8	$54,901	$393	38%	5★ (35)	0.7 mi	Airbnb Vrbo
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	Airbnb Vrbo
Modern Cabin, Forest Deck and Deer Everywhere Cabin	2 bd · 1 ba · sleeps 6	$28,199	$254	30%	5★ (1)	0.7 mi	Airbnb Vrbo
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	Airbnb Vrbo
Edgewater Dreams \| Coosawattee Riverfront Cabin	2 bd · 2 ba · sleeps 8	$66,335	$311	58%	4.9★ (114)	0.8 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

$33,114

NOI

$12,699

Cash flow /mo

$1,058

Cash needed

$447,600

Cash-on-cash (all cash)

2.8%

ROE (yr 1)

5.6%

Cap rate

3.1%

DSCR

—

Year-1 write-off

$91,758

Year-1 tax shield @ 32%

$29,363

Year-1 return on equity

Cash flow (annual)$12,699
Principal paydown (n/a, cash)$0
Appreciation at%$12,450

ROE5.6%

ROE incl. year-1 tax savings (32% bracket, STR loophole)12.2%

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

Purchase price (all cash)$415,000
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.

5-year property$64,800

Kitchen cabinetsdefault
$8,800 new × 40% good × 2.97 allocation
$10,400
Kitchen countertopsdefault
$7,200 new × 40% good × 2.97 allocation
$8,500
Decorative trimdefault
$2,400 new × 40% good × 2.97 allocation
$2,800
Mirrorsdefault
$300 new × 40% good × 2.97 allocation
$400
Shelvingdefault
$900 new × 40% good × 2.97 allocation
$1,100
Window coverings (14)default
$3,500 new × 40% good × 2.97 allocation
$4,200
Carpet, vinyl & laminate (50% of floors)listing
$4,400 new × 40% good × 2.97 allocation
$5,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.97 allocation
$8,100
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.97 allocation
$4,900
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 2.97 allocation
$3,300
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$26,200

Paving: driveway & walks (paved)default
$7,600 new × 50% good × 2.97 allocation
$11,300
Landscaping (typical)default
$7,300 new × 50% good × 2.97 allocation
$10,900
Patiosdefault
$1,300 new × 50% good × 2.97 allocation
$2,000
Decks & porches (attached)default
$1,300 new × 50% good × 2.97 allocation
$2,000

Building, 39-year$253,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$146,500 new × 40% good × 2.97 allocation
$174,000
Building plumbing & fixturesdefault
$15,200 new × 40% good × 2.97 allocation
$18,000
Building electrical & lightingdefault
$14,400 new × 40% good × 2.97 allocation
$17,100
HVACdefault
$15,200 new × 40% good × 2.97 allocation
$18,100
Hardwood & tile floorsdefault
$4,400 new × 40% good × 2.97 allocation
$5,200
Fireplacelisting
$2,600 new × 40% good × 2.97 allocation
$3,100
Septic systemlisting
$12,000 new × 50% good × 2.97 allocation
$17,800

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	$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.