1175 Nexus Dr
Ellijay, GA 30540
$324,900
2 bd · 2 ba · 1,044 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
1,044
Lot sqft
46,174
HOA / mo
None
Furnished
Yes
List date
2026-10-05T14:15:47.000000Z
Revenue
Annual revenue
$24,089
ADR
$160
Occupancy
41%
Cleaning fees (12 mo)
$4,075
Confidence
Low (38.12), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $21,753Checking amenities for 9 listings…
Modern Mountain Oasis With Hot Tub and Game Room
House · 2 bd · 3 ba · sleeps 7 · 0.1 mi
Revenue $32,471ADR $253Occ ≈ 35%5★ (100)
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $14,155ADR $243Occ ≈ 16%5★ (247)
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $37,082ADR $224Occ ≈ 45%5★ (1)
In-law suite in a mountain cabin resort community
Guest suite · 1 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $15,904ADR $97Occ ≈ 45%5★ (415)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Tranquil Ellijay Cabin w/Private Deck & Spa! Cabin | 2 bd · 2 ba · sleeps 6 | $21,753 | $239 | 25% | 5★ (162) | 249 ft | AirbnbVrbo |
Mtn Retreat w/ Hot Tub & Resort Amenities • Grill House | 2 bd · 3 ba · sleeps 6 | $7,472 | $320 | 6% | 5★ (4) | 433 ft | AirbnbVrboBooking |
Modern Mountain Oasis With Hot Tub and Game Room House | 2 bd · 3 ba · sleeps 7 | $32,471 | $253 | 35% | 5★ (100) | 0.1 mi | Airbnb |
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin | 3 bd · 2 ba · sleeps 8 | $14,155 | $243 | 16% | 5★ (247) | 0.4 mi | Vrbo |
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House | 3 bd · 3 ba · sleeps 8 | $37,082 | $224 | 45% | 5★ (1) | 0.5 mi | Vrbo |
In-law suite in a mountain cabin resort community Guest suite | 1 bd · 1 ba · sleeps 6 | $15,904 | $97 | 45% | 5★ (415) | 0.6 mi | Airbnb |
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House | 3 bd · 3 ba · sleeps 8 | $40,959 | $196 | 57% | 5★ (6) | 0.7 mi | AirbnbVrboBooking |
Screened Porch + Home Office: Modern Ellijay Cabin House | 3 bd · 2.5 ba · sleeps 6 | $1,024 | $256 | 1% | — | 0.7 mi | AirbnbVrboBooking |
Ledger Creek Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $25,598 | $209 | 34% | 4.9★ (35) | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$24,089
NOI
$7,545
Cash flow /mo
-$1,164
Cash needed
$94,221
Cash-on-cash
-14.8%
ROE (yr 1)
-2.3%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$79,704
Year-1 tax shield @ 32%
$25,505
Year-1 return on equity
- Cash flow (annual)-$13,972
- Principal paydown$2,023
- Appreciation at%$9,747
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$4,818
- Platform fees (3% of revenue)$723
- Maintenance / capex (5% of revenue)$1,204
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,090
- Insurance (STR-rated)$3,509
Cash needed to close
- Down payment (25%)$81,225
- Closing costs (4.0%)$12,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,505
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
$307,000
Short-life (5/15-yr)
$79,000 · 26%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$26,000
Land 6% (county tax record, market value split) · building $228,000 over 39 years
Based on: 1,044 sq ft, built 2004, 2 bd / 2 ba, furnished, listing features (hot tub, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (20% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$8,100 new × 40% good × 2.38 allocation
- $6,300
Kitchen countertopsdefault
$6,600 new × 40% good × 2.38 allocation
- $1,700
Decorative trimdefault
$1,800 new × 40% good × 2.38 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.38 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.38 allocation
- $2,400
Window coverings (10)default
$2,500 new × 40% good × 2.38 allocation
- $6,400
Carpet, vinyl & laminate (100% of floors)listing
$6,700 new × 40% good × 2.38 allocation
- $8,400
Kitchen & laundry equipment plumbingdefault
$6,300 new × 56% good × 2.38 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 56% good × 2.38 allocation
- $7,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.38 allocation
- $8,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.38 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $8,000
Paving: driveway & walks (paved)default
$6,700 new × 50% good × 2.38 allocation
- $7,700
Landscaping (typical)default
$6,400 new × 50% good × 2.38 allocation
- $1,200
Patiosdefault
$1,000 new × 50% good × 2.38 allocation
- $1,200
Decks & porches (attached)default
$1,000 new × 50% good × 2.38 allocation
- $170,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$112,900 new × 63% good × 2.38 allocation
- $15,600
Building plumbing & fixturesdefault
$11,700 new × 56% good × 2.38 allocation
- $14,000
Building electrical & lightingdefault
$10,500 new × 56% good × 2.38 allocation
- $11,200
HVACdefault
$11,800 new × 40% good × 2.38 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.38 allocation
- $14,300
Septic systemlisting
$12,000 new × 50% good × 2.38 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,400 | $18,100 | $200 | $79,700 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $204,000 | $204,000 |
| Total | $61,400 | $18,100 | $227,600 | $307,000 |
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: California, Georgia and Wisconsin disallow 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.