22 Kings Ct
Ellijay, GA 30540
$674,777
3 bd · 3 ba · 3,024 sqft · Listed 30d ago
View on Realtor.com →Year built
2004
Sqft
3,024
Lot sqft
23,958
HOA / mo
$99
Furnished
No
List date
2026-08-28T17:52:19.000000Z
Revenue
Annual revenue
$42,622
ADR
$258
Occupancy
45%
Cleaning fees (12 mo)
$8,112
Confidence
Low (36.77), 30 comps
Comp revenue range (p25 / median / p75)
Deer valley overlook, large, 4 bedrooms game room fire pit hot tub three decks
Cabin · 3 bd · 3 ba · sleeps 14 · 0.3 mi
Revenue $62,642ADR $635Occ ≈ 27%5★ (2)
Secluded Cabin Rental with a Hot Tub in the Blue Ridge Mountains, Georgia
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $3,127ADR $232Occ ≈ 4%—
Rushing River Lodge: Mountain Cabin with River View & Hot Tub
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $47,199ADR $286Occ ≈ 45%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Cabin-Ellijay-HotTub-Game Room-Family Getaway Cabin | 3 bd · 3 ba · sleeps 12 | $42,627 | $311 | 38% | 5★ (40) | 43 ft | AirbnbVrboBooking |
Amazing 3 3.5 on the RIVER-sleeps 10 Cabin | 3 bd · 3.5 ba · sleeps 10 | $14,162 | $254 | 15% | 4.9★ (56) | 0.1 mi | AirbnbVrbo |
*White Pine Hideaway*Fire Pit~Hot Tub~Games~Resort Cabin | 3 bd · 3 ba · sleeps 6 | $34,457 | $290 | 33% | 5★ (23) | 0.2 mi | AirbnbVrboBooking |
Camp Little Creek, Cozy Mountain Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,068 | $319 | 31% | 5★ (65) | 0.3 mi | AirbnbVrbo |
River's Creekside Cabin Cabin | 3 bd · 3 ba · sleeps 10 | $3,730 | $233 | 4% | 4.6★ (14) | 0.3 mi | AirbnbVrbo |
Deer valley overlook, large, 4 bedrooms game room fire pit hot tub three decks Cabin | 3 bd · 3 ba · sleeps 14 | $62,642 | $635 | 27% | 5★ (2) | 0.3 mi | Vrbo |
Secluded Cabin Rental with a Hot Tub in the Blue Ridge Mountains, Georgia Vacation home | 3 bd · 2 ba · sleeps 6 | $3,127 | $232 | 4% | — | 0.3 mi | Booking |
Firefly Ridge / Luxury & Private in Coosawatte House | 3 bd · 2.5 ba · sleeps 6 | $5,175 | $431 | 3% | — | 0.4 mi | AirbnbVrbo |
The Lonesome Pine Cabin | 3 bd · 2 ba · sleeps 6 | $932 | $233 | 1% | 5★ (177) | 0.4 mi | AirbnbVrbo |
Rushing River Lodge: Mountain Cabin with River View & Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $47,199 | $286 | 45% | 5★ (2) | 0.4 mi | Vrbo |
Show all 30 comps
Gorgeous Riverfront Home - Stunning views on Rushing River with Recent Updates!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $69,828ADR $375Occ ≈ 51%4.7★ (151)
The Lighthouse Retreat
House · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $9,760ADR $216Occ ≈ 12%5★ (10)
Rocky River: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court.
House · 3 bd · 3 ba · sleeps 20 · 0.5 mi
Revenue $53,376ADR $488Occ ≈ 30%4.9★ (208)
Riverstone: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court.
House · 3 bd · 3 ba · sleeps 1 · 0.5 mi
Revenue $51,378ADR $471Occ ≈ 30%4.9★ (200)
Twisted River - Creek Front - Game Room - Hot Tub
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $58,373ADR $302Occ ≈ 53%4.9★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3 BR cabin with shared pool & fireplaces Cabin | 3 bd · 2.5 ba · sleeps 6 | $16,970 | $305 | 15% | 4.3★ (4) | 0.4 mi | AirbnbVrboBooking |
Gorgeous Riverfront Home - Stunning views on Rushing River with Recent Updates! Cabin | 3 bd · 3 ba · sleeps 8 | $69,828 | $375 | 51% | 4.7★ (151) | 0.4 mi | Vrbo |
Rock The River Lodge, amazing views, hot tub Cabin | 3 bd · 3 ba · sleeps 8 | $78,421 | $397 | 54% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Creekside Cabin Escape • Hot Tub • Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $25,653 | $285 | 25% | 5★ (82) | 0.4 mi | AirbnbVrbo |
Riverside Retreat House | 3 bd · 3.5 ba · sleeps 6 | $15,322 | $319 | 13% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Private Cabin • Hot Tub • Pet Friendly •Fiber WiFi Cabin | 3 bd · 2 ba · sleeps 6 | $43,629 | $186 | 64% | 5★ (154) | 0.4 mi | AirbnbVrbo |
The Lighthouse Retreat House | 3 bd · 3 ba · sleeps 6 | $9,760 | $216 | 12% | 5★ (10) | 0.5 mi | Airbnb |
True Heaven Cabin in Ellijay GA Cabin | 3 bd · 3.5 ba · sleeps 8 | $53,395 | $368 | 40% | 4.9★ (229) | 0.5 mi | AirbnbVrbo |
Rocky River: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court. House | 3 bd · 3 ba · sleeps 20 | $53,376 | $488 | 30% | 4.9★ (208) | 0.5 mi | Vrbo |
New Wellness Cabin-Sauna-Plunge-Hot Tub-Peloton Cabin | 3 bd · 2 ba · sleeps 8 | $78,830 | $330 | 65% | 5★ (71) | 0.5 mi | AirbnbVrbo |
Cozy Secluded Ellijay Bear Haven Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $43,302 | $229 | 52% | 5★ (71) | 0.5 mi | AirbnbVrbo |
Riverstone: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court. House | 3 bd · 3 ba · sleeps 1 | $51,378 | $471 | 30% | 4.9★ (200) | 0.5 mi | Vrbo |
Twisted River - Creek Front - Game Room - Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $58,373 | $302 | 53% | 4.9★ (11) | 0.5 mi | Airbnb |
Brand new build! Fireplace;Hot Tub, Sauna, firepit Cabin | 3 bd · 2.5 ba · sleeps 8 | $14,122 | $277 | 14% | 5★ (7) | 0.5 mi | AirbnbVrbo |
Luxury River Cabin/pool table/ lit b-ball/ p. pong Cabin | 3 bd · 3 ba · sleeps 14 | $79,315 | $667 | 33% | 4.8★ (70) | 0.6 mi | AirbnbVrboBooking |
High River Retreat RiverFront-Game Room-Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $22,889 | $389 | 16% | 5★ (7) | 0.6 mi | AirbnbVrbo |
River Rock Chalet: 2 BD/2Bth & Loft river front Cabin | 3 bd · 2 ba · sleeps 10 | $44,532 | $363 | 34% | 4.9★ (130) | 0.7 mi | AirbnbVrbo |
Edgewater ideal for large group, river, basketball Cabin | 3 bd · 3 ba · sleeps 14 | $48,775 | $708 | 19% | 4.8★ (49) | 0.7 mi | AirbnbVrboBooking |
Logan's Lodge | Ellijay, GA Cabin | 3 bd · 3.5 ba · sleeps 10 | $75,159 | $444 | 46% | 4.8★ (12) | 0.7 mi | AirbnbVrbo |
River of Dreams - Secluded River Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $33,424 | $348 | 26% | 4.8★ (67) | 0.8 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
Est. revenue
$42,622
NOI
$14,228
Cash flow /mo
$1,186
Cash needed
$727,268
Cash-on-cash (all cash)
2.0%
ROE (yr 1)
4.7%
Cap rate
2.1%
DSCR
—
Year-1 write-off
$152,394
Year-1 tax shield @ 32%
$48,766
Year-1 return on equity
- Cash flow (annual)$14,228
- Principal paydown (n/a, cash)$0
- Appreciation at%$20,243
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,524
- Platform fees (3% of revenue)$1,279
- Maintenance / capex (5% of revenue)$2,131
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$3,784
- Insurance (STR-rated)$7,288
Cash needed to close
- Purchase price (all cash)$674,777
- Closing costs (4.0%)$26,991
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$48,766
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
$662,000
Short-life (5/15-yr)
$124,000 · 19%
Year-1 deduction
$152,000
Year-1 tax shield @ 32%
$49,000
Land 2% (county tax record, market value split) · building $538,000 over 39 years · new furniture $26,000
Based on: 3,024 sq ft, built 2004, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $95,000 in year 1 (10% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,600
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.94 allocation
- $9,900
Kitchen countertops (stone)listing
$12,700 new × 40% good × 1.94 allocation
- $4,100
Decorative trimdefault
$5,300 new × 40% good × 1.94 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.94 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.94 allocation
- $5,800
Window coverings (30)default
$7,500 new × 40% good × 1.94 allocation
- $10,500
Kitchen & laundry equipment plumbingdefault
$9,700 new × 56% good × 1.94 allocation
- $6,300
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 56% good × 1.94 allocation
- $1,700
Appliances (refrigerator)listing
$2,200 new × 40% good × 1.94 allocation
- $7,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.94 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$11,400 new × 50% good × 1.94 allocation
- $10,600
Landscaping (typical)default
$11,000 new × 50% good × 1.94 allocation
- $13,200
Patioslisting
$13,600 new × 50% good × 1.94 allocation
- $33,000
Decks & porches (attached)listing
$34,000 new × 50% good × 1.94 allocation
- $403,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$328,800 new × 63% good × 1.94 allocation
- $37,000
Building plumbing & fixturesdefault
$34,100 new × 56% good × 1.94 allocation
- $38,600
Building electrical & lightingdefault
$35,600 new × 56% good × 1.94 allocation
- $26,400
HVACdefault
$34,100 new × 40% good × 1.94 allocation
- $15,100
Hardwood & tile floorsdefault
$19,500 new × 40% good × 1.94 allocation
- $6,100
Fireplaces (3)listing
$7,900 new × 40% good × 1.94 allocation
- $11,600
Septic systemlisting
$12,000 new × 50% good × 1.94 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $81,700 | $67,800 | $2,900 | $152,400 |
| 2 | $0 | $0 | $13,800 | $13,800 |
| 3 | $0 | $0 | $13,800 | $13,800 |
| 4 | $0 | $0 | $13,800 | $13,800 |
| 5 | $0 | $0 | $13,800 | $13,800 |
| 6+ | $0 | $0 | $480,300 | $480,300 |
| Total | $81,700 | $67,800 | $538,400 | $687,900 |
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.