250 McCollum Rd

Ellijay, GA 30540

$799,999

2 bd · 2 ba · 1,652 sqft · Listed 2d ago

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Low confidence

Year built

1970

Sqft

1,652

Lot sqft

264,409

HOA / mo

None

Furnished

List date

2026-09-25T15:52:08.000000Z

Revenue

Annual revenue

$41,003

ADR

$254

Occupancy

44%

Cleaning fees (12 mo)

$10,058

Confidence

Low (47.57), 5 comps

Comp revenue range (p25 / median / p75)

$34,963$45,638$55,964

River Rest: Romantic & Relaxing Setting with Hot Tub on a Trophy Trout Stream
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $34,963ADR $201Occ ≈ 48%4.9★ (251)
Vrbo
Troutin` Along | Ellijay, GA
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.6 mi
Revenue $58,605ADR $348Occ ≈ 46%5★ (21)
Airbnb Vrbo
Scenic River Retreat with Hot Tub & Spacious Deck
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.6 mi
Revenue $45,638ADR $206Occ ≈ 61%4.9★ (71)
Airbnb
Best of Both Worlds, Minutes to Ellijay, Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $6,397ADR $246Occ ≈ 7%5★ (67)
Airbnb Vrbo
Angler's Escape | Ellyjay, GA
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.7 mi
Revenue $55,964ADR $408Occ ≈ 38%4.8★ (6)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
River Rest: Romantic & Relaxing Setting with Hot Tub on a Trophy Trout Stream Cabin	2 bd · 2 ba · sleeps 4	$34,963	$201	48%	4.9★ (251)	0.5 mi	Vrbo
Troutin` Along \| Ellijay, GA Cabin	3 bd · 2.5 ba · sleeps 6	$58,605	$348	46%	5★ (21)	0.6 mi	Airbnb Vrbo
Scenic River Retreat with Hot Tub & Spacious Deck Cabin	3 bd · 2.5 ba · sleeps 7	$45,638	$206	61%	4.9★ (71)	0.6 mi	Airbnb
Best of Both Worlds, Minutes to Ellijay, Sleeps 8 House	3 bd · 2 ba · sleeps 8	$6,397	$246	7%	5★ (67)	0.6 mi	Airbnb Vrbo
Angler's Escape \| Ellyjay, GA Cabin	3 bd · 3.5 ba · sleeps 6	$55,964	$408	38%	4.8★ (6)	0.7 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

$41,003

NOI

$14,599

Cash flow /mo

$1,217

Cash needed

$847,999

Cash-on-cash (all cash)

1.7%

ROE (yr 1)

4.6%

Cap rate

1.8%

DSCR

—

Year-1 write-off

$152,026

Year-1 tax shield @ 32%

$48,648

Year-1 return on equity

Cash flow (annual)$14,599
Principal paydown (n/a, cash)$0
Appreciation at%$24,000

ROE4.6%

ROE incl. year-1 tax savings (32% bracket, STR loophole)10.3%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$8,201
Platform fees (3% of revenue)$1,230
Maintenance / capex (5% of revenue)$2,050
Utilities & supplies$4,200
HOA$0
Property tax$2,083
Insurance (STR-rated)$8,640

Cash needed to close

Purchase price (all cash)$799,999
Closing costs (4.0%)$32,000
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$48,648

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

$596,000

Short-life (5/15-yr)

$135,000 · 23%

Year-1 deduction

$152,000

Year-1 tax shield @ 32%

$49,000

Land 25% (county tax record, market value split) · building $462,000 over 39 years · new furniture $16,000

Based on: 1,652 sq ft, built 1970, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $110,000 in year 1 (15% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$114,500

Kitchen cabinetsdefault
$9,400 new × 40% good × 4.57 allocation
$17,200
Kitchen countertopsdefault
$7,700 new × 40% good × 4.57 allocation
$14,100
Decorative trimdefault
$2,900 new × 40% good × 4.57 allocation
$5,300
Mirrorsdefault
$300 new × 40% good × 4.57 allocation
$500
Shelvingdefault
$900 new × 40% good × 4.57 allocation
$1,600
Window coverings (17)default
$4,300 new × 40% good × 4.57 allocation
$7,800
Carpet, vinyl & laminate (100% of floors)listing
$10,600 new × 40% good × 4.57 allocation
$19,500
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 4.57 allocation
$13,400
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 4.57 allocation
$8,100
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 4.57 allocation
$11,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$36,000

Paving: driveway & walks (paved)default
$8,400 new × 50% good × 4.57 allocation
$19,300
Landscaping (minimal)listing
$4,100 new × 50% good × 4.57 allocation
$9,300
Patiosdefault
$1,600 new × 50% good × 4.57 allocation
$3,700
Decks & porches (attached)default
$1,600 new × 50% good × 4.57 allocation
$3,700

Building, 39-year$461,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$179,300 new × 40% good × 4.57 allocation
$328,000
Building plumbing & fixturesdefault
$18,600 new × 40% good × 4.57 allocation
$34,000
Building electrical & lightingdefault
$18,200 new × 40% good × 4.57 allocation
$33,300
HVACdefault
$18,600 new × 40% good × 4.57 allocation
$34,000
Fireplacelisting
$2,600 new × 40% good × 4.57 allocation
$4,800
Septic systemlisting
$12,000 new × 50% good × 4.57 allocation
$27,400

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	$114,500	$36,000	$1,500	$152,000
2	$0	$0	$11,800	$11,800
3	$0	$0	$11,800	$11,800
4	$0	$0	$11,800	$11,800
5	$0	$0	$11,800	$11,800
6+	$0	$0	$412,800	$412,800
Total	$114,500	$36,000	$461,600	$612,200

The building's share of the price ($596,000) is 4.6x our depreciated replacement cost of the home ($130,000). 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: 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.