547 Canaan Rd
Ellijay, GA 30540
$460,000
4 bd · 3.5 ba · 2,384 sqft · Listed 1d ago
View on Realtor.com →Year built
1990
Sqft
2,384
Lot sqft
284,011
HOA / mo
$0
Furnished
No
List date
2026-11-02T20:51:02.000000Z
Revenue
Annual revenue
$37,364
ADR
$217
Occupancy
47%
Cleaning fees (12 mo)
$8,588
Confidence
Low (44.61), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $42,145
Creek front w/private pool- Apple Season is Here!
Cabin · 3 bd · 3 ba · sleeps 6 · 1.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $56,992ADR $436Occ ≈ 36%5★ (34)
NEW! Stylish Mountain Cabin - Hot Tub, Fire Pit, Putting Green, 2 Living Rooms!
Cabin · 4 bd · 3 ba · sleeps 10 · 1.5 mi
Revenue $6,640ADR $219Occ ≈ 8%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3BR Creek-view home w/hot tub, game room, firepit Cabin | 3 bd · 3.5 ba · sleeps 10 | $36,554 | $0 | — | 4.7★ (10) | 0.3 mi | AirbnbBooking |
Hot Tub, Game Room - Your Perfect Cabin Getaway! Cabin
| 3 bd · 3.5 ba · sleeps 10 | $15,527 | $312 | 14% | 4.7★ (3) | 0.4 mi | AirbnbVrbo |
Mountain Hideaway | HotTub, FirePit, Close to Town Cabin
| 3 bd · 3.5 ba · sleeps 7 | $57,498 | $238 | 66% | 5★ (78) | 0.4 mi | AirbnbVrboBooking |
Creek front w/private pool- Apple Season is Here! Cabin
| 3 bd · 3 ba · sleeps 6 | $56,992 | $436 | 36% | 5★ (34) | 1.3 mi | Airbnb |
NEW! Stylish Mountain Cabin - Hot Tub, Fire Pit, Putting Green, 2 Living Rooms! Cabin | 4 bd · 3 ba · sleeps 10 | $6,640 | $219 | 8% | — | 1.5 mi | Delisted |
Mountain Oasis with Hot Tub & Putting Green Cabin
| 4 bd · 3 ba · sleeps 10 | $67,453 | $383 | 48% | 5★ (40) | 1.6 mi | AirbnbVrbo |
Hidden Valley Paradise | Ellijay, GA Cabin
| 3 bd · 3 ba · sleeps 6 | $47,735 | $363 | 36% | 4.8★ (26) | 1.7 mi | AirbnbVrbo |
Ellijay Creek Front Modern Cabin on 7 Acres Cabin
| 3 bd · 2.5 ba · sleeps 8 | $19,147 | $276 | 19% | 4.9★ (55) | 1.8 mi | AirbnbVrbo |
Custom-Built Luxury Cabin w/ Tesla Charger! Cabin
| 4 bd · 3 ba · sleeps 10 | $49,387 | $288 | 47% | 4.7★ (74) | 1.9 mi | AirbnbVrboBooking |
A River Runs Round It House
| 3 bd · 3 ba · sleeps 9 | $21,423 | $225 | 26% | 5★ (50) | 2.0 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$37,364
NOI
$15,843
Cash flow /mo
-$1,209
Cash needed
$156,400
Cash-on-cash
-9.3%
ROE (yr 1)
1.4%
Cap rate
3.4%
DSCR
0.52
Year-1 write-off
$94,659
Year-1 tax shield @ 32%
$30,291
Year-1 return on equity
- Cash flow (annual)-$14,506
- Principal paydown$2,888
- Appreciation at%$13,800
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)$7,473
- Platform fees (3% of revenue)$1,121
- Maintenance / capex (5% of revenue)$1,868
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,891
- Insurance (STR-rated)$4,968
Cash needed to close
- Down payment (25%)$115,000
- Closing costs (4.0%)$18,400
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,291
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
$375,000
Short-life (5/15-yr)
$71,000 · 19%
Year-1 deduction
$95,000
Year-1 tax shield @ 32%
$30,000
Land 18% (county tax record, market value split) · building $304,000 over 39 years · new furniture $23,000
Based on: 2,384 sq ft, built 1990, 4 bd / 3.5 ba, unfurnished, listing features (pool, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $71,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,000
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.04 allocation
- $7,400
Kitchen countertopsdefault
$9,000 new × 40% good × 2.04 allocation
- $3,400
Decorative trimdefault
$4,200 new × 40% good × 2.04 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.04 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.04 allocation
- $4,900
Window coverings (24)default
$6,000 new × 40% good × 2.04 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 2.04 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 2.04 allocation
- $4,000
Appliances (microwave, refrigerator, washer, dryer)listing
$4,900 new × 40% good × 2.04 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,300
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.04 allocation
- $9,900
Landscaping (typical)default
$9,700 new × 50% good × 2.04 allocation
- $2,400
Patiosdefault
$2,400 new × 50% good × 2.04 allocation
- $2,400
Decks & porches (attached)default
$2,400 new × 50% good × 2.04 allocation
- $4,900
Pool (above-ground)listing
$6,000 new × 40% good × 2.04 allocation
- $210,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$258,500 new × 40% good × 2.04 allocation
- $21,900
Building plumbing & fixturesdefault
$26,900 new × 40% good × 2.04 allocation
- $22,400
Building electrical & lightingdefault
$27,500 new × 40% good × 2.04 allocation
- $21,900
HVACdefault
$26,900 new × 40% good × 2.04 allocation
- $12,500
Hardwood & tile floorsdefault
$15,300 new × 40% good × 2.04 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.04 allocation
- $12,200
Septic systemlisting
$12,000 new × 50% good × 2.04 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,400 | $29,900 | $300 | $94,700 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $272,200 | $272,200 |
| Total | $64,400 | $29,900 | $303,700 | $398,000 |
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.