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10758 Chatsworth Hwy

10758 Chatsworth Hwy

Ellijay, GA 30540

$479,900

2 bd · 1 ba · 960 sqft · Listed 6d ago

View on Realtor.com →

Year built

1972

Sqft

960

Lot sqft

87,120

HOA / mo

None

Furnished

Yes

List date

2026-11-06T19:00:27.000000Z

Revenue

Annual revenue

$20,034

ADR

$178

Occupancy

31%

Cleaning fees (12 mo)

$3,249

Confidence

High (72.07), 8 comps

Comp revenue range (p25 / median / p75)

$15,965$21,505$22,988

Median revenue of shown comps: $21,693

  • Bungalow+RV/10 acres/Stream

    House · 2 bd · 2 ba · sleeps 6 · 0.8 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $21,693ADR $135Occ ≈ 44%5★ (48)

    AirbnbVrbo

  • Pinhoti Crossing Cabin

    Cabin · 2 bd · 1 ba · sleeps 4 · 1.0 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $14,750ADR $86Occ ≈ 47%4.9★ (47)

    AirbnbVrbo

  • Ellijay Lake Front Cabin

    Cabin · 2 bd · 1 ba · sleeps 6 · 1.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $27,803ADR $147Occ ≈ 52%4.8★ (202)

    AirbnbVrbo

  • B Glamping in the heart of the Mountains!

    Bed & Breakfast · 2 bd · 2 ba · sleeps 6 · 1.8 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +1

    Revenue $10,666ADR $314Occ ≈ 9%—

    Airbnb

  • A Your very own Hilltop Cottage!

    Cabin · 2 bd · 1 ba · sleeps 5 · 1.9 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $24,030ADR $359Occ ≈ 18%—

    AirbnbVrbo

  • Fairytale SQUIRREL'S NEST cabin at Mulberry Gap in Ellijay!

    Cabin · 2 bd · 2 ba · sleeps 6 · 1.9 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $22,640ADR $302Occ ≈ 21%3.5★ (2)

    Vrbo

  • C Hike/Ride the Trailsfrom a Mulberry Gap CABIN!

    Nature lodge · 2 bd · 2 ba · sleeps 5 · 2.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +1

    Revenue $16,370ADR $211Occ ≈ 21%5★ (1)

    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

Financing
Management

Est. revenue

$20,034

NOI

$3,017

Cash flow /mo

$251

Cash needed

$499,096

Cash-on-cash (all cash)

0.6%

ROE (yr 1)

3.5%

Cap rate

0.6%

DSCR

—

Year-1 write-off

$152,238

Year-1 tax shield @ 32%

$48,716

Year-1 return on equity

  • Cash flow (annual)$3,017
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,397
ROE3.5%

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)$4,007
  • Platform fees (3% of revenue)$601
  • Maintenance / capex (5% of revenue)$1,002
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,025
  • Insurance (STR-rated)$5,183

Cash needed to close

  • Purchase price (all cash)$479,900
  • Closing costs (4.0%)$19,196
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$48,716

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

$420,000

Short-life (5/15-yr)

$152,000 · 36%

Year-1 deduction

$152,000

Year-1 tax shield @ 32%

$49,000

Land 13% (county tax record, market value split) · building $268,000 over 39 years

Based on: 960 sq ft, built 1972, 2 bd / 1 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $98,000 in year 1 (23% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$98,400

  • Kitchen cabinetsdefault

    $7,900 new × 40% good × 4.40 allocation

    $13,900

  • Kitchen countertopsdefault

    $6,500 new × 40% good × 4.40 allocation

    $11,400

  • Decorative trimdefault

    $1,700 new × 40% good × 4.40 allocation

    $3,000

  • Mirrorsdefault

    $200 new × 40% good × 4.40 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 4.40 allocation

    $1,600

  • Window coverings (10)default

    $2,500 new × 40% good × 4.40 allocation

    $4,400

  • Carpet, vinyl & laminate (100% of floors)listing

    $6,200 new × 40% good × 4.40 allocation

    $10,900

  • Kitchen & laundry equipment plumbingdefault

    $6,200 new × 40% good × 4.40 allocation

    $10,800

  • Kitchen, laundry & data equipment electricaldefault

    $3,700 new × 40% good × 4.40 allocation

    $6,500

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 4.40 allocation

    $13,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 4.40 allocation

    $15,800

  • Furniture conveyed with the sale (used)listing

    $16,000 new × 40% good · out of the price

    $6,400
15-year land improvements$53,500

  • Paving: driveway & walks (paved)default

    $6,400 new × 50% good × 4.40 allocation

    $14,100

  • Landscaping (typical)default

    $6,200 new × 50% good × 4.40 allocation

    $13,600

  • Patiosdefault

    $900 new × 50% good × 4.40 allocation

    $2,100

  • Decks & porches (attached)listing

    $10,800 new × 50% good × 4.40 allocation

    $23,700
Building, 39-year$268,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $103,800 new × 40% good × 4.40 allocation

    $182,600

  • Building plumbing & fixturesdefault

    $10,700 new × 40% good × 4.40 allocation

    $18,900

  • Building electrical & lightingdefault

    $9,400 new × 40% good × 4.40 allocation

    $16,600

  • HVACdefault

    $10,800 new × 40% good × 4.40 allocation

    $19,000

  • Fireplacelisting

    $2,600 new × 40% good × 4.40 allocation

    $4,600

  • Septic systemlisting

    $12,000 new × 50% good × 4.40 allocation

    $26,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$98,400$53,500$300$152,200
2$0$0$6,900$6,900
3$0$0$6,900$6,900
4$0$0$6,900$6,900
5$0$0$6,900$6,900
6+$0$0$240,300$240,300
Total$98,400$53,500$268,100$420,000

The building's share of the price ($414,000) is 4.4x our depreciated replacement cost of the home ($94,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.