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30 Chancel Cir

30 Chancel Cir

Ellijay, GA 30540

$299,999

2 bd · 2 ba · 1,162 sqft · Listed 1d ago

View on Realtor.com →

Year built

2008

Sqft

1,162

Lot sqft

127,631

HOA / mo

None

Furnished

No

List date

2026-10-23T12:32:31.000000Z

Revenue

Annual revenue

$27,227

ADR

$164

Occupancy

45%

Cleaning fees (12 mo)

$5,552

Confidence

Med (57.46), 10 comps

Comp revenue range (p25 / median / p75)

$17,002$27,320$31,202

Median revenue of shown comps: $27,320

  • Fox Hollow Ellijay Stay

    Cabin · 2 bd · 2 ba · sleeps 6 · 394 ft

    • Hot tub
    • Pool
    • A/C
    • Pets OK
    • +4

    Revenue $17,239ADR $194Occ ≈ 24%4.5★ (102)

    AirbnbVrbo

  • Pets allowed, Family friendly, Cozy mountain cabin

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $36,503ADR $151Occ ≈ 66%4.9★ (232)

    Vrbo

  • “River Whispers” on the Coosawattee River

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi

    Revenue $8,923ADR $0Occ ≈ —5★ (9)

    Delisted

  • Creekside Retreat | Hot Tub Bliss & Firepit Nights

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $24,929ADR $277Occ ≈ 25%4.8★ (17)

    AirbnbVrbo

  • Chalet Bellaboo Lic.# 004390

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    • Hot tub
    • A/C
    • Pets OK
    • Wifi
    • +3

    Revenue $16,765ADR $240Occ ≈ 19%4.9★ (47)

    AirbnbVrbo

  • River Resort | Hot Tub | Sauna | Fireplace

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $30,442ADR $220Occ ≈ 38%4.9★ (129)

    Delisted

  • Cozy Cabin in Ellijay: 2BR, Hot-tub, Pet Friendly

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $27,935ADR $194Occ ≈ 39%5★ (39)

    Airbnb

  • DECKS/3mins to REC/8mins to WINE/Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $27,320ADR $228Occ ≈ 33%5★ (31)

    AirbnbVrboBooking

  • Cottage in the Woods

    House · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $31,961ADR $178Occ ≈ 49%4.9★ (60)

    AirbnbVrbo

  • Peaceful Coosawatee River Resort-Outdoor Fireplace

    House · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $44,580ADR $190Occ ≈ 64%5★ (53)

    AirbnbVrbo

Show 1 more

  • Peace On The Porch | Ellijay, GA

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $12,042ADR $227Occ ≈ 15%5★ (1)

    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

Financing
Management

Est. revenue

$27,227

NOI

$11,361

Cash flow /mo

$947

Cash needed

$327,999

Cash-on-cash (all cash)

3.5%

ROE (yr 1)

6.2%

Cap rate

3.8%

DSCR

—

Year-1 write-off

$67,028

Year-1 tax shield @ 32%

$21,449

Year-1 return on equity

  • Cash flow (annual)$11,361
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,000
ROE6.2%

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)$5,445
  • Platform fees (3% of revenue)$817
  • Maintenance / capex (5% of revenue)$1,361
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$802
  • Insurance (STR-rated)$3,240

Cash needed to close

  • Purchase price (all cash)$299,999
  • Closing costs (4.0%)$12,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$21,449

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

$243,000

Short-life (5/15-yr)

$51,000 · 21%

Year-1 deduction

$67,000

Year-1 tax shield @ 32%

$21,000

Land 19% (county tax record, market value split) · building $192,000 over 39 years · new furniture $16,000

Based on: 1,162 sq ft, built 2008, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $45,000 in year 1 (12% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$44,200

  • Kitchen cabinetsdefault

    $8,300 new × 40% good × 1.61 allocation

    $5,400

  • Kitchen countertopsdefault

    $6,800 new × 40% good × 1.61 allocation

    $4,400

  • Decorative trimdefault

    $2,000 new × 40% good × 1.61 allocation

    $1,300

  • Mirrorsdefault

    $300 new × 40% good × 1.61 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 1.61 allocation

    $600

  • Window coverings (12)default

    $3,000 new × 40% good × 1.61 allocation

    $1,900

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 64% good × 1.61 allocation

    $6,700

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 64% good × 1.61 allocation

    $4,000

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 1.61 allocation

    $3,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$22,600

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 1.61 allocation

    $5,700

  • Landscaping (typical)default

    $6,800 new × 50% good × 1.61 allocation

    $5,500

  • Patiosdefault

    $1,100 new × 50% good × 1.61 allocation

    $900

  • Decks & porches (attached)listing

    $13,100 new × 50% good × 1.61 allocation

    $10,500
Building, 39-year$192,200

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

    $125,800 new × 70% good × 1.61 allocation

    $141,800

  • Building plumbing & fixturesdefault

    $13,000 new × 64% good × 1.61 allocation

    $13,400

  • Building electrical & lightingdefault

    $12,000 new × 64% good × 1.61 allocation

    $12,400

  • HVACdefault

    $13,100 new × 40% good × 1.61 allocation

    $8,400

  • Hardwood & tile floorsdefault

    $7,500 new × 40% good × 1.61 allocation

    $4,800

  • Fireplacelisting

    $2,600 new × 40% good × 1.61 allocation

    $1,700

  • Septic systemlisting

    $12,000 new × 50% good × 1.61 allocation

    $9,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$44,200$22,600$200$67,000
2$0$0$4,900$4,900
3$0$0$4,900$4,900
4$0$0$4,900$4,900
5$0$0$4,900$4,900
6+$0$0$172,300$172,300
Total$44,200$22,600$192,200$259,000

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.