546 Stillhouse Creek Dr
Ellijay, GA 30540
$625,000
3 bd · 3 ba · 2,514 sqft · Listed 16d ago
View on Realtor.com →Year built
2006
Sqft
2,514
Lot sqft
107,593
HOA / mo
None
Furnished
Yes
List date
2026-09-11T12:53:57.000000Z
Revenue
Annual revenue
$32,830
ADR
$172
Occupancy
52%
Cleaning fees (12 mo)
$7,806
Confidence
Low (45.88), 12 comps
Comp revenue range (p25 / median / p75)
Private Oasis, Family & Pet Friendly, Bordering National Forest and Trails.
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $1,265ADR $180Occ ≈ 2%—
Fairytale SQUIRREL'S NEST cabin at Mulberry Gap in Ellijay!
Cabin · 2 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $23,806ADR $314Occ ≈ 21%3.5★ (2)
C Hike/Ride the Trailsfrom a Mulberry Gap CABIN!
Nature lodge · 2 bd · 2 ba · sleeps 5 · 1.9 mi
Revenue $16,486ADR $213Occ ≈ 21%5★ (1)
Charming 2-bedroom POND NOOK cabin at Mulberry Gap with AC, WiFi, & Kitchenette!
Cabin · 2 bd · 2 ba · sleeps 5 · 2.0 mi
Revenue $20,707ADR $208Occ ≈ 27%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Private Oasis, Family & Pet Friendly, Bordering National Forest and Trails. Cabin | 3 bd · 2 ba · sleeps 6 | $1,265 | $180 | 2% | — | 0.3 mi | Vrbo |
Bungalow+RV/10 acres/Stream House | 2 bd · 2 ba · sleeps 6 | $21,259 | $138 | 42% | 5★ (42) | 0.9 mi | AirbnbVrbo |
Custom-Built Luxury Cabin w/ Tesla Charger! Cabin | 4 bd · 3 ba · sleeps 10 | $48,680 | $293 | 46% | 4.7★ (73) | 1.0 mi | AirbnbVrboBooking |
Pinhoti Lodge Cabin with hot tub in the mountains House | 3 bd · 2 ba · sleeps 6 | $47,398 | $167 | 78% | 4.9★ (78) | 1.2 mi | AirbnbVrbo |
Magical Forest Lodge-HotTub-Pool Table-Creek Cabin | 3 bd · 2 ba · sleeps 6 | $65,575 | $235 | 76% | 4.8★ (194) | 1.4 mi | AirbnbVrbo |
A Lure on Bear Creek | Trout Fishing Trail Access Cabin | 2 bd · 2 ba · sleeps 4 | $37,378 | $258 | 40% | 5★ (10) | 1.4 mi | AirbnbVrbo |
sleeps 8+ Fire Pit -15 min Ellijay Cabin | 4 bd · 2 ba · sleeps 8 | $37,356 | $201 | 51% | 4.9★ (30) | 1.7 mi | AirbnbVrbo |
Fairytale SQUIRREL'S NEST cabin at Mulberry Gap in Ellijay! Cabin | 2 bd · 2 ba · sleeps 6 | $23,806 | $314 | 21% | 3.5★ (2) | 1.8 mi | Vrbo |
C Hike/Ride the Trailsfrom a Mulberry Gap CABIN! Nature lodge | 2 bd · 2 ba · sleeps 5 | $16,486 | $213 | 21% | 5★ (1) | 1.9 mi | Airbnb |
Charming 2-bedroom POND NOOK cabin at Mulberry Gap with AC, WiFi, & Kitchenette! Cabin | 2 bd · 2 ba · sleeps 5 | $20,707 | $208 | 27% | 5★ (1) | 2.0 mi | Vrbo |
Show all 12 comps
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
$32,830
NOI
$11,997
Cash flow /mo
-$2,368
Cash needed
$181,250
Cash-on-cash
-15.7%
ROE (yr 1)
-3.1%
Cap rate
1.9%
DSCR
0.30
Year-1 write-off
$114,915
Year-1 tax shield @ 32%
$36,773
Year-1 return on equity
- Cash flow (annual)-$28,418
- Principal paydown$4,090
- Appreciation at%$18,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,566
- Platform fees (3% of revenue)$985
- Maintenance / capex (5% of revenue)$1,642
- Utilities & supplies$4,200
- HOA$0
- Property tax$691
- Insurance (STR-rated)$6,750
Cash needed to close
- Down payment (25%)$156,250
- Closing costs (4.0%)$25,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,773
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
$575,000
Short-life (5/15-yr)
$113,000 · 20%
Year-1 deduction
$115,000
Year-1 tax shield @ 32%
$37,000
Land 8% (county tax record, market value split) · building $461,000 over 39 years
Based on: 2,514 sq ft, built 2006, 3 bd / 3 ba, furnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $67,000 in year 1 (11% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$11,300 new × 40% good × 1.92 allocation
- $7,100
Kitchen countertopsdefault
$9,300 new × 40% good × 1.92 allocation
- $3,400
Decorative trimdefault
$4,400 new × 40% good × 1.92 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.92 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.92 allocation
- $4,800
Window coverings (25)default
$6,300 new × 40% good × 1.92 allocation
- $3,100
Carpet, vinyl & laminate (25% of floors)listing
$4,000 new × 40% good × 1.92 allocation
- $10,200
Kitchen & laundry equipment plumbingdefault
$8,800 new × 60% good × 1.92 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 60% good × 1.92 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.92 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $10,000
Paving: driveway & walks (paved)default
$10,400 new × 50% good × 1.92 allocation
- $9,600
Landscaping (typical)default
$10,000 new × 50% good × 1.92 allocation
- $2,400
Patiosdefault
$2,500 new × 50% good × 1.92 allocation
- $27,200
Decks & porches (attached)listing
$28,300 new × 50% good × 1.92 allocation
- $5,800
Fencinglisting
$6,000 new × 50% good × 1.92 allocation
- $350,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$273,000 new × 67% good × 1.92 allocation
- $32,700
Building plumbing & fixturesdefault
$28,300 new × 60% good × 1.92 allocation
- $33,600
Building electrical & lightingdefault
$29,100 new × 60% good × 1.92 allocation
- $21,800
HVACdefault
$28,300 new × 40% good × 1.92 allocation
- $9,300
Hardwood & tile floorsdefault
$12,100 new × 40% good × 1.92 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.92 allocation
- $11,500
Septic systemlisting
$12,000 new × 50% good × 1.92 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,400 | $55,000 | $1,500 | $114,900 |
| 2 | $0 | $0 | $11,800 | $11,800 |
| 3 | $0 | $0 | $11,800 | $11,800 |
| 4 | $0 | $0 | $11,800 | $11,800 |
| 5 | $0 | $0 | $11,800 | $11,800 |
| 6+ | $0 | $0 | $412,500 | $412,500 |
| Total | $58,400 | $55,000 | $461,300 | $574,800 |
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.