130 Country Hills Rd
Ellijay, GA 30540
$874,900
3 bd · 3 ba · 2,552 sqft · Listed 24d ago
View on Realtor.com →Year built
2024
Sqft
2,552
Lot sqft
66,647
HOA / mo
$0
Furnished
No
List date
2026-09-03T14:18:01.000000Z
Revenue
Annual revenue
$36,179
ADR
$202
Occupancy
49%
Cleaning fees (12 mo)
$6,874
Confidence
Low (36.77), 6 comps
Comp revenue range (p25 / median / p75)
Cajun Hideaway Retreat
Cabin · 2 bd · 2 ba · sleeps 4 · 1.4 mi
Revenue $3,381ADR $159Occ ≈ 6%4.7★ (19)
Charming log cabin with serene views, private pond, & cozy fireplace
Cabin · 2 bd · 2 ba · sleeps 4 · 1.5 mi
Revenue $21,475ADR $143Occ ≈ 41%4.7★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Honeys Hideaway-Private Trout Pond on 7acres ʕ•ᴥ•ʔ Cabin | 2 bd · 2 ba · sleeps 6 | $43,151 | $181 | 65% | 5★ (141) | 1.3 mi | AirbnbVrbo |
Cajun Hideaway Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $3,381 | $159 | 6% | 4.7★ (19) | 1.4 mi | Airbnb |
Charming log cabin with serene views, private pond, & cozy fireplace Cabin | 2 bd · 2 ba · sleeps 4 | $21,475 | $143 | 41% | 4.7★ (10) | 1.5 mi | Vrbo |
Harris Creek Haven | Secluded N Ga Getaway Cabin | 2 bd · 2 ba · sleeps 6 | $13,749 | $265 | 14% | 5★ (2) | 1.6 mi | AirbnbVrbo |
Upscale creekside retreat-Book fall getaway now! House | 3 bd · 3.5 ba · sleeps 8 | $47,058 | $355 | 36% | 5★ (131) | 1.9 mi | AirbnbVrboBooking |
Pet-Friendly Ellijay Escape w/ Yard & Grill! House | 3 bd · 2.5 ba · sleeps 7 | $38,333 | $141 | 74% | 4.8★ (93) | 2.0 mi | AirbnbVrboBooking |
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
$36,179
NOI
$8,035
Cash flow /mo
-$4,045
Cash needed
$273,221
Cash-on-cash
-17.8%
ROE (yr 1)
-6.1%
Cap rate
0.9%
DSCR
0.14
Year-1 write-off
$195,779
Year-1 tax shield @ 32%
$62,649
Year-1 return on equity
- Cash flow (annual)-$48,539
- Principal paydown$5,725
- Appreciation at%$26,247
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,236
- Platform fees (3% of revenue)$1,085
- Maintenance / capex (5% of revenue)$1,809
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,365
- Insurance (STR-rated)$9,449
Cash needed to close
- Down payment (25%)$218,725
- Closing costs (4.0%)$34,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$62,649
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
$832,000
Short-life (5/15-yr)
$174,000 · 21%
Year-1 deduction
$196,000
Year-1 tax shield @ 32%
$63,000
Land 5% (county tax record, market value split) · building $658,000 over 39 years · new furniture $20,000
Based on: 2,552 sq ft, built 2024, 3 bd / 3 ba, unfurnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $105,000 in year 1 (10% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,200
Kitchen cabinetsdefault
$11,400 new × 92% good × 1.74 allocation
- $18,600
Kitchen countertops (stone)listing
$11,700 new × 92% good × 1.74 allocation
- $7,100
Decorative trimdefault
$4,500 new × 92% good × 1.74 allocation
- $700
Mirrorsdefault
$500 new × 83% good × 1.74 allocation
- $1,900
Shelvingdefault
$1,200 new × 92% good × 1.74 allocation
- $9,000
Window coverings (26)default
$6,500 new × 80% good × 1.74 allocation
- $14,800
Kitchen & laundry equipment plumbingdefault
$8,900 new × 96% good × 1.74 allocation
- $8,900
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 96% good × 1.74 allocation
- $11,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 83% good × 1.74 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $16,700
Paving: driveway & walks (paved)default
$10,500 new × 92% good × 1.74 allocation
- $8,100
Landscaping (minimal)listing
$5,000 new × 92% good × 1.74 allocation
- $4,000
Patiosdefault
$2,500 new × 92% good × 1.74 allocation
- $44,900
Decks & porches (attached)listing
$28,700 new × 90% good × 1.74 allocation
- $9,400
Fencinglisting
$6,000 new × 90% good × 1.74 allocation
- $465,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$277,200 new × 97% good × 1.74 allocation
- $48,000
Building plumbing & fixturesdefault
$28,800 new × 96% good × 1.74 allocation
- $49,400
Building electrical & lightingdefault
$29,600 new × 96% good × 1.74 allocation
- $45,000
HVACdefault
$28,800 new × 90% good × 1.74 allocation
- $26,300
Hardwood & tile floorsdefault
$16,400 new × 92% good × 1.74 allocation
- $4,200
Fireplacelisting
$2,600 new × 92% good × 1.74 allocation
- $19,200
Septic systemlisting
$12,000 new × 92% good × 1.74 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $110,600 | $83,100 | $2,100 | $195,800 |
| 2 | $0 | $0 | $16,900 | $16,900 |
| 3 | $0 | $0 | $16,900 | $16,900 |
| 4 | $0 | $0 | $16,900 | $16,900 |
| 5 | $0 | $0 | $16,900 | $16,900 |
| 6+ | $0 | $0 | $588,100 | $588,100 |
| Total | $110,600 | $83,100 | $657,700 | $851,300 |
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.