165 Timberwalk Dr

Ellijay, GA 30540

$448,000

3 bd · 2 ba · 2,016 sqft · Listed 3d ago

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Low confidence

Year built

1990

Sqft

2,016

Lot sqft

50,094

HOA / mo

$38

Furnished

List date

2026-09-24T03:41:00.000000Z

Revenue

Annual revenue

$49,257

ADR

$229

Occupancy

59%

Cleaning fees (12 mo)

$11,718

Confidence

Low (39.42), 8 comps

Comp revenue range (p25 / median / p75)

$27,586$40,076$57,162

Bamby Bungalow. Family and Pet Getaway. Fenced yrd
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $52,911ADR $223Occ ≈ 65%5★ (145)
Airbnb Vrbo
Mountain Bliss: Hot Tub, Fire Pit, Game Room & Vie
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $34,513ADR $303Occ ≈ 31%4.9★ (71)
Airbnb Vrbo Booking
New Luxury Cabin Sauna-Hot Tub-Mini Golf-Firepit
House · 3 bd · 2.5 ba · sleeps 12 · 0.6 mi
Revenue $90,234ADR $410Occ ≈ 60%5★ (57)
Airbnb Vrbo
Alpine Mountain-Full Fenced yard, privacy, hot tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $26,391ADR $242Occ ≈ 30%4.8★ (6)
Airbnb Vrbo
Patagonia on the River
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $5,750ADR $187Occ ≈ 8%4.7★ (3)
Airbnb
River Nest: large hot tub+kayaks+tubes+EV charger
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi
Revenue $69,914ADR $394Occ ≈ 49%5★ (49)
Airbnb Vrbo
3 King Bed Retreat with Hot Tub, near Downtown LIJ
House · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $27,984ADR $323Occ ≈ 24%5★ (73)
Airbnb Vrbo
Scenic River Retreat with Hot Tub & Spacious Deck
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.8 mi
Revenue $45,638ADR $206Occ ≈ 61%4.9★ (71)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Bamby Bungalow. Family and Pet Getaway. Fenced yrd Cabin	3 bd · 2 ba · sleeps 8	$52,911	$223	65%	5★ (145)	0.5 mi	Airbnb Vrbo
Mountain Bliss: Hot Tub, Fire Pit, Game Room & Vie Cabin	3 bd · 3 ba · sleeps 10	$34,513	$303	31%	4.9★ (71)	0.6 mi	Airbnb Vrbo Booking
New Luxury Cabin Sauna-Hot Tub-Mini Golf-Firepit House	3 bd · 2.5 ba · sleeps 12	$90,234	$410	60%	5★ (57)	0.6 mi	Airbnb Vrbo
Alpine Mountain-Full Fenced yard, privacy, hot tub Cabin	3 bd · 3 ba · sleeps 6	$26,391	$242	30%	4.8★ (6)	0.7 mi	Airbnb Vrbo
Patagonia on the River House	3 bd · 2 ba · sleeps 6	$5,750	$187	8%	4.7★ (3)	0.7 mi	Airbnb
River Nest: large hot tub+kayaks+tubes+EV charger Cabin	3 bd · 2.5 ba · sleeps 8	$69,914	$394	49%	5★ (49)	0.7 mi	Airbnb Vrbo
3 King Bed Retreat with Hot Tub, near Downtown LIJ House	3 bd · 2 ba · sleeps 6	$27,984	$323	24%	5★ (73)	0.8 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)	0.8 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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$49,257

NOI

$24,100

Cash flow /mo

$2,008

Cash needed

$485,420

Cash-on-cash (all cash)

5.0%

ROE (yr 1)

7.7%

Cap rate

5.4%

DSCR

—

Year-1 write-off

$122,913

Year-1 tax shield @ 32%

$39,332

Year-1 return on equity

Cash flow (annual)$24,100
Principal paydown (n/a, cash)$0
Appreciation at%$13,440

ROE7.7%

ROE incl. year-1 tax savings (32% bracket, STR loophole)15.8%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$9,851
Platform fees (3% of revenue)$1,478
Maintenance / capex (5% of revenue)$2,463
Utilities & supplies$4,200
HOA$456
Property tax$1,871
Insurance (STR-rated)$4,838

Cash needed to close

Purchase price (all cash)$448,000
Closing costs (4.0%)$17,920
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$39,332

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

$399,000

Short-life (5/15-yr)

$102,000 · 26%

Year-1 deduction

$123,000

Year-1 tax shield @ 32%

$39,000

Land 11% (county tax record, market value split) · building $296,000 over 39 years · new furniture $20,000

Based on: 2,016 sq ft, built 1990, 3 bd / 2 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $75,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,600

Kitchen cabinetsdefault
$10,200 new × 40% good × 2.33 allocation
$9,500
Kitchen countertopsdefault
$8,400 new × 40% good × 2.33 allocation
$7,800
Decorative trimdefault
$3,500 new × 40% good × 2.33 allocation
$3,300
Mirrorsdefault
$300 new × 40% good × 2.33 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.33 allocation
$1,100
Window coverings (20)default
$5,000 new × 40% good × 2.33 allocation
$4,700
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 2.33 allocation
$7,400
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.33 allocation
$4,500
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.33 allocation
$5,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$58,300

Paving: driveway & walks (paved)default
$9,300 new × 50% good × 2.33 allocation
$10,900
Landscaping (typical)default
$9,000 new × 50% good × 2.33 allocation
$10,400
Patioslisting
$9,100 new × 50% good × 2.33 allocation
$10,600
Decks & porches (attached)listing
$22,700 new × 50% good × 2.33 allocation
$26,500

Building, 39-year$296,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$218,800 new × 40% good × 2.33 allocation
$204,200
Building plumbing & fixturesdefault
$22,700 new × 40% good × 2.33 allocation
$21,200
Building electrical & lightingdefault
$22,800 new × 40% good × 2.33 allocation
$21,300
HVACdefault
$22,700 new × 40% good × 2.33 allocation
$21,200
Hardwood & tile floorsdefault
$13,000 new × 40% good × 2.33 allocation
$12,100
Fireplacelisting
$2,600 new × 40% good × 2.33 allocation
$2,500
Septic systemlisting
$12,000 new × 50% good × 2.33 allocation
$14,000

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	$63,600	$58,300	$1,000	$122,900
2	$0	$0	$7,600	$7,600
3	$0	$0	$7,600	$7,600
4	$0	$0	$7,600	$7,600
5	$0	$0	$7,600	$7,600
6+	$0	$0	$265,100	$265,100
Total	$63,600	$58,300	$296,400	$418,400

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: 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.