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130 Country Hills Rd

130 Country Hills Rd

Ellijay, GA 30540

$874,900

3 bd · 3 ba · 2,552 sqft · Listed 24d ago

View on Realtor.com →
Low confidence

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)

$15,681$29,904$41,947

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  • Cajun Hideaway Retreat

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    Revenue $3,381ADR $159Occ ≈ 6%4.7★ (19)

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  • 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)

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  • Harris Creek Haven | Secluded N Ga Getaway

    Cabin · 2 bd · 2 ba · sleeps 6 · 1.6 mi

    Revenue $13,749ADR $265Occ ≈ 14%5★ (2)

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  • Upscale creekside retreat-Book fall getaway now!

    House · 3 bd · 3.5 ba · sleeps 8 · 1.9 mi

    Revenue $47,058ADR $355Occ ≈ 36%5★ (131)

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  • Pet-Friendly Ellijay Escape w/ Yard & Grill!

    House · 3 bd · 2.5 ba · sleeps 7 · 2.0 mi

    Revenue $38,333ADR $141Occ ≈ 74%4.8★ (93)

    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

Financing

Est. revenue

$36,179

NOI

$8,035

Cash flow /mo

$670

Cash needed

$929,396

Cash-on-cash (all cash)

0.9%

ROE (yr 1)

3.7%

Cap rate

0.9%

DSCR

—

Year-1 write-off

$195,779

Year-1 tax shield @ 32%

$62,649

Year-1 return on equity

  • Cash flow (annual)$8,035
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,247
ROE3.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)10.4%
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

  • Purchase price (all cash)$874,900
  • 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.

5-year property$110,600

  • Kitchen cabinetsdefault

    $11,400 new × 92% good × 1.74 allocation

    $18,200

  • Kitchen countertops (stone)listing

    $11,700 new × 92% good × 1.74 allocation

    $18,600

  • Decorative trimdefault

    $4,500 new × 92% good × 1.74 allocation

    $7,100

  • Mirrorsdefault

    $500 new × 83% good × 1.74 allocation

    $700

  • Shelvingdefault

    $1,200 new × 92% good × 1.74 allocation

    $1,900

  • Window coverings (26)default

    $6,500 new × 80% good × 1.74 allocation

    $9,000

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 96% good × 1.74 allocation

    $14,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 96% good × 1.74 allocation

    $8,900

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

    $8,100 new × 83% good × 1.74 allocation

    $11,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$83,100

  • Paving: driveway & walks (paved)default

    $10,500 new × 92% good × 1.74 allocation

    $16,700

  • Landscaping (minimal)listing

    $5,000 new × 92% good × 1.74 allocation

    $8,100

  • Patiosdefault

    $2,500 new × 92% good × 1.74 allocation

    $4,000

  • Decks & porches (attached)listing

    $28,700 new × 90% good × 1.74 allocation

    $44,900

  • Fencinglisting

    $6,000 new × 90% good × 1.74 allocation

    $9,400
Building, 39-year$657,700

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

    $277,200 new × 97% good × 1.74 allocation

    $465,700

  • Building plumbing & fixturesdefault

    $28,800 new × 96% good × 1.74 allocation

    $48,000

  • Building electrical & lightingdefault

    $29,600 new × 96% good × 1.74 allocation

    $49,400

  • HVACdefault

    $28,800 new × 90% good × 1.74 allocation

    $45,000

  • Hardwood & tile floorsdefault

    $16,400 new × 92% good × 1.74 allocation

    $26,300

  • Fireplacelisting

    $2,600 new × 92% good × 1.74 allocation

    $4,200

  • Septic systemlisting

    $12,000 new × 92% good × 1.74 allocation

    $19,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.