388 Palisade Dr
Ellijay, GA 30540
$370,000
2 bd · 2 ba · Listed 26d ago
View on Realtor.com →Year built
2004
Sqft
—
Lot sqft
67,518
HOA / mo
$125
Furnished
No
List date
2026-09-01T14:02:56.000000Z
Revenue
Annual revenue
$34,670
ADR
$202
Occupancy
47%
Cleaning fees (12 mo)
$7,032
Confidence
Low (39.43), 32 comps
Comp revenue range (p25 / median / p75)
Very Private, Quiet Cabin With A Mountain View
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $3,924ADR $275Occ ≈ 4%4.8★ (71)
Sweet Water Retreat | No Pet Fees | Sleeps 5 | Coosawattee Riverfront
Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $47,578ADR $267Occ ≈ 49%4.8★ (15)
The Cypress Nook
House · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $17,831ADR $128Occ ≈ 38%4.8★ (11)
Coosawattee River, flat yard, hot tub, fenced area-pet friendly
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $34,669ADR $239Occ ≈ 40%4.7★ (149)
On The Rocks-Riverfront Cabin
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $8,215ADR $356Occ ≈ 6%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Very Private, Quiet Cabin With A Mountain View Cabin | 2 bd · 2 ba · sleeps 6 | $3,924 | $275 | 4% | 4.8★ (71) | 0.2 mi | Airbnb |
Peaceful home, large hot tub, deer sightings House | 2 bd · 2 ba · sleeps 6 | $15,684 | $279 | 15% | 4.9★ (48) | 0.3 mi | AirbnbVrbo |
Sweet Water Retreat | No Pet Fees | Sleeps 5 | Coosawattee Riverfront Cabin | 2 bd · 2 ba · sleeps 5 | $47,578 | $267 | 49% | 4.8★ (15) | 0.4 mi | Vrbo |
The Cypress Nook House | 2 bd · 2 ba · sleeps 4 | $17,831 | $128 | 38% | 4.8★ (11) | 0.4 mi | Airbnb |
Family Cabin | Hot Tub, Fire Pit + Pool Access Cabin | 2 bd · 3 ba · sleeps 8 | $48,482 | $202 | 66% | 5★ (123) | 0.4 mi | AirbnbVrbo |
Riverfront Cabin, Resort Pool, Hot Tub, Tubing House | 2 bd · 2 ba · sleeps 8 | $54,901 | $393 | 38% | 5★ (35) | 0.4 mi | AirbnbVrbo |
Coosawattee River, flat yard, hot tub, fenced area-pet friendly Cabin | 2 bd · 2 ba · sleeps 4 | $34,669 | $239 | 40% | 4.7★ (149) | 0.5 mi | Vrbo |
On The Rocks-Riverfront Cabin Vacation home | 2 bd · 1 ba · sleeps 4 | $8,215 | $356 | 6% | — | 0.5 mi | Booking |
On The Rocks | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $50,564 | $325 | 43% | 4.8★ (51) | 0.5 mi | AirbnbVrbo |
Rustic Elegance of Ellijay Cabin | 2 bd · 2 ba · sleeps 6 | $1,667 | $238 | 2% | 4.8★ (33) | 0.5 mi | AirbnbVrbo |
Show all 32 comps
Cozy Bear | Pets Stay FREE | Sleeps 4 | Hot Tub| Coosawattee River Resort
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $42,479ADR $205Occ ≈ 57%5★ (10)
Dog-friendly cabin with hot tub, 2 fireplaces, game room. washer/dryer & AC
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $24,752ADR $211Occ ≈ 32%4.8★ (15)
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $7,555ADR $314Occ ≈ 7%5★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
On River Time House | 2 bd · 2 ba · sleeps 4 | $21,111 | $108 | 54% | 4.8★ (105) | 0.5 mi | AirbnbVrbo |
River Front House in Ellijay Cabin | 2 bd · 2 ba · sleeps 6 | $40,510 | $195 | 57% | 4.7★ (219) | 0.6 mi | AirbnbVrbo |
Wand.r Lust Hilltop Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $35,729 | $177 | 55% | 4.9★ (74) | 0.6 mi | AirbnbVrbo |
Edgewater Dreams | Coosawattee Riverfront Cabin | 2 bd · 2 ba · sleeps 8 | $66,335 | $311 | 58% | 4.9★ (114) | 0.6 mi | AirbnbVrbo |
Cozy Bear | Pets Stay FREE | Sleeps 4 | Hot Tub| Coosawattee River Resort Cabin | 2 bd · 2 ba · sleeps 4 | $42,479 | $205 | 57% | 5★ (10) | 0.6 mi | Vrbo |
NEW: Dawn Lane Escape | Hot Tub | Mins to Town Cabin | 2 bd · 2 ba · sleeps 5 | $12,000 | $179 | 18% | 5★ (14) | 0.6 mi | AirbnbVrbo |
Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity Cabin | 2 bd · 2 ba · sleeps 5 | $59,416 | $235 | 69% | 5★ (239) | 0.6 mi | AirbnbVrbo |
Rocky Road Retreat Stay Cabin | 2 bd · 2 ba · sleeps 6 | $4,428 | $216 | 6% | 4.5★ (25) | 0.6 mi | AirbnbVrboBooking |
Dog-friendly cabin with hot tub, 2 fireplaces, game room. washer/dryer & AC Cabin | 2 bd · 2 ba · sleeps 6 | $24,752 | $211 | 32% | 4.8★ (15) | 0.6 mi | Vrbo |
Amazing View 2BR Riverfront | Pool House | 2 bd · 2 ba · sleeps 6 | $51,089 | $234 | 60% | 4.8★ (45) | 0.7 mi | AirbnbVrboBooking |
Cozy Modern Cabin Getaway w/ Hot Tub in Resort Cabin | 2 bd · 2 ba · sleeps 6 | $47,696 | $183 | 71% | 5★ (218) | 0.7 mi | AirbnbVrbo |
Dream Ridge | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $7,555 | $314 | 7% | 5★ (4) | 0.7 mi | Vrbo |
Modern Cabin | Private Hot Tub | Deer | Fire Pit Cabin | 2 bd · 2.5 ba · sleeps 6 | $59,610 | $237 | 69% | 5★ (63) | 0.7 mi | AirbnbVrboBooking |
Creekside Hideaway | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $48,405 | $292 | 45% | 5★ (38) | 0.7 mi | AirbnbVrbo |
Sarah's Mountain Hideaway | Cozy Cabin with a View Cabin | 2 bd · 2 ba · sleeps 6 | $24,851 | $280 | 24% | 4.8★ (79) | 0.7 mi | AirbnbVrbo |
Modern Mountain Cabin | Hot Tub, Pools, Dogs OK Cabin | 2 bd · 2 ba · sleeps 6 | $23,659 | $184 | 35% | 5★ (33) | 0.7 mi | AirbnbVrbo |
Cabin Zen. Riverfront. Hot Tub. Arcades. Sleeps 8+ Cabin | 2 bd · 3 ba · sleeps 8 | $57,721 | $334 | 47% | 4.8★ (45) | 0.7 mi | AirbnbVrboBooking |
Cedar Shoals - Riverfront, Hot Tub - Minimum Age Cabin | 2 bd · 2 ba · sleeps 6 | $59,591 | $267 | 61% | 5★ (66) | 0.7 mi | AirbnbVrbo |
Moon River | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $53,127 | $335 | 43% | 4.8★ (36) | 0.7 mi | AirbnbVrbo |
Ellijay Resort Home w/ Hot Tub & Fire Pit! House | 2 bd · 2 ba · sleeps 6 | $30,087 | $223 | 37% | 5★ (35) | 0.7 mi | AirbnbVrboBooking |
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access Cabin | 2 bd · 2 ba · sleeps 8 | $15,491 | $198 | 21% | 5★ (15) | 0.7 mi | AirbnbVrbo |
Saxonville Lodgehouse Farm stay | 2 bd · 1.5 ba · sleeps 7 | $4,158 | $113 | 10% | 4.9★ (10) | 0.8 mi | AirbnbVrbo |
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
$34,670
NOI
$12,680
Cash flow /mo
-$937
Cash needed
$129,300
Cash-on-cash
-8.7%
ROE (yr 1)
1.8%
Cap rate
3.4%
DSCR
0.53
Year-1 write-off
$94,110
Year-1 tax shield @ 32%
$30,115
Year-1 return on equity
- Cash flow (annual)-$11,245
- Principal paydown$2,421
- Appreciation at%$11,100
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,934
- Platform fees (3% of revenue)$1,040
- Maintenance / capex (5% of revenue)$1,734
- Utilities & supplies$4,200
- HOA$1,500
- Property tax$2,586
- Insurance (STR-rated)$3,996
Cash needed to close
- Down payment (25%)$92,500
- Closing costs (4.0%)$14,800
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,115
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
$353,000
Short-life (5/15-yr)
$71,000 · 20%
Year-1 deduction
$94,000
Year-1 tax shield @ 32%
$30,000
Land 5% (county tax record, market value split) · building $282,000 over 39 years · new furniture $22,000
Based on: ~1,400 sq ft (from beds), built 2004, 2 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $60,000 in year 1 (10% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.16 allocation
- $6,300
Kitchen countertopsdefault
$7,300 new × 40% good × 2.16 allocation
- $2,100
Decorative trimdefault
$2,500 new × 40% good × 2.16 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.16 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.16 allocation
- $3,000
Window coverings (14)default
$3,500 new × 40% good × 2.16 allocation
- $8,400
Kitchen & laundry equipment plumbingdefault
$6,900 new × 56% good × 2.16 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 56% good × 2.16 allocation
- $6,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.16 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $8,400
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.16 allocation
- $4,000
Landscaping (minimal)listing
$3,700 new × 50% good × 2.16 allocation
- $1,500
Patiosdefault
$1,400 new × 50% good × 2.16 allocation
- $17,000
Decks & porches (attached)listing
$15,800 new × 50% good × 2.16 allocation
- $208,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 63% good × 2.16 allocation
- $19,000
Building plumbing & fixturesdefault
$15,700 new × 56% good × 2.16 allocation
- $18,200
Building electrical & lightingdefault
$15,000 new × 56% good × 2.16 allocation
- $13,700
HVACdefault
$15,800 new × 40% good × 2.16 allocation
- $7,800
Hardwood & tile floorsdefault
$9,000 new × 40% good × 2.16 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.16 allocation
- $13,000
Septic systemlisting
$12,000 new × 50% good × 2.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,200 | $31,000 | $900 | $94,100 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $252,200 | $252,200 |
| Total | $62,200 | $31,000 | $282,000 | $375,200 |
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.