250 Noah Cir
Ellijay, GA 30540
$499,777
3 bd · 3 ba · 2,160 sqft · Listed 1d ago
View on Realtor.com →Year built
1997
Sqft
2,160
Lot sqft
28,750
HOA / mo
$99
Furnished
No
List date
2026-10-01T21:26:39.000000Z
Revenue
Annual revenue
$31,858
ADR
$177
Occupancy
49%
Cleaning fees (12 mo)
$5,911
Confidence
Low (41.43), 28 comps
Comp revenue range (p25 / median / p75)
Unique mountain getaway! Hot tub, game room, year round community pool!
House · 3 bd · 2 ba · sleeps 6 · 184 ft
Revenue $10,226ADR $224Occ ≈ 13%4.9★ (20)
Mountain cabin with WiFi, fireplace, shared pools, game room, tennis, & gym
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $27,211ADR $159Occ ≈ 47%4.6★ (10)
Welcome to Whiskey Woods *Hot Tub* *Resort Pools*
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.3 mi
Revenue $36,249ADR $266Occ ≈ 37%4.8★ (14)
Four Winds Lodge & Hot Tub and Community Pool
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $9,660ADR $153Occ ≈ 17%4.9★ (213)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Unique mountain getaway! Hot tub, game room, year round community pool! House | 3 bd · 2 ba · sleeps 6 | $10,226 | $224 | 13% | 4.9★ (20) | 184 ft | Vrbo |
Mountain cabin with WiFi, fireplace, shared pools, game room, tennis, & gym Cabin | 3 bd · 3 ba · sleeps 10 | $27,211 | $159 | 47% | 4.6★ (10) | 0.3 mi | Vrbo |
New Listing-Community Amenities-Prime Location House | 3 bd · 3 ba · sleeps 6 | $7,506 | $163 | 13% | 5★ (1) | 0.3 mi | AirbnbVrbo |
Welcome to Whiskey Woods *Hot Tub* *Resort Pools* Cabin | 3 bd · 3.5 ba · sleeps 10 | $36,249 | $266 | 37% | 4.8★ (14) | 0.3 mi | Airbnb |
Wandering Bear's Den House | 3 bd · 2 ba · sleeps 6 | $13,878 | $184 | 21% | 4.3★ (29) | 0.3 mi | AirbnbVrbo |
Four Winds Lodge & Hot Tub and Community Pool Cabin | 3 bd · 2 ba · sleeps 6 | $9,660 | $153 | 17% | 4.9★ (213) | 0.3 mi | Airbnb |
Copper Fox Ridge | Minutes to Carter’s Lake House | 3 bd · 3 ba · sleeps 6 | $26,022 | $259 | 28% | 5★ (21) | 0.4 mi | AirbnbVrbo |
2 Kings-Dog Friendly-Hot Cocoa-Walk to Rec Center! Cabin | 3 bd · 2 ba · sleeps 6 | $25,135 | $232 | 30% | 5★ (10) | 0.4 mi | AirbnbVrbo |
Walking distance to Pool & Rec Cntr! Apple Country Cabin | 3 bd · 2 ba · sleeps 6 | $31,753 | $143 | 61% | 5★ (60) | 0.4 mi | AirbnbVrbo |
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's House | 3 bd · 2.5 ba · sleeps 8 | $27,879 | $237 | 32% | 5★ (7) | 0.4 mi | AirbnbVrbo |
Show all 28 comps
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $68,825ADR $311Occ ≈ 61%5★ (17)
North Georgia Mountain Cabin
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $31,039ADR $297Occ ≈ 29%5★ (7)
Cozy cabin retreat in Ellijay
Cabin · 3 bd · 2 ba · sleeps 10 · 0.6 mi
Revenue $41,164ADR $180Occ ≈ 63%5★ (3)
It's Time to Unwind
Cabin · 3 bd · 3.5 ba · sleeps 15 · 0.7 mi
Revenue $55,590ADR $357Occ ≈ 43%5★ (126)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
10 Mi to Dtwn: Home w/ Spacious Patio in Ellijay! House | 3 bd · 2.5 ba · sleeps 7 | $29,494 | $211 | 38% | 4.8★ (11) | 0.4 mi | AirbnbVrboBooking |
Trapper View Lodge | Lush Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $40,180 | $296 | 37% | 4.8★ (48) | 0.4 mi | AirbnbVrbo |
HOT TUB Family Pet Friendly Cabin Coosawattee Cabin | 3 bd · 2 ba · sleeps 8 | $23,801 | $187 | 35% | 4.9★ (38) | 0.4 mi | AirbnbVrboBooking |
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin | 3 bd · 3 ba · sleeps 8 | $59,713 | $262 | 62% | 4.9★ (49) | 0.5 mi | AirbnbVrbo |
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads Cabin | 3 bd · 3 ba · sleeps 6 | $68,825 | $311 | 61% | 5★ (17) | 0.5 mi | Vrbo |
Majestic Treehouse Hot Tub Modern Luxury Cabin | 3 bd · 3.5 ba · sleeps 6 | $75,702 | $477 | 43% | 4.8★ (13) | 0.5 mi | AirbnbBooking |
Peaceful, screened porch, hot tub, firepit, grill Cabin | 3 bd · 3 ba · sleeps 6 | $47,408 | $192 | 68% | 5★ (52) | 0.5 mi | AirbnbVrbo |
North Georgia Mountain Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $31,039 | $297 | 29% | 5★ (7) | 0.6 mi | Airbnb |
Luxury Ellijay Cabin: High-Speed WiFi & Views! Cabin | 3 bd · 3 ba · sleeps 10 | $37,036 | $250 | 41% | 5★ (18) | 0.6 mi | AirbnbVrboBooking |
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin | 3 bd · 3 ba · sleeps 9 | $31,494 | $239 | 36% | 5★ (32) | 0.6 mi | AirbnbVrboBooking |
Cozy cabin retreat in Ellijay Cabin | 3 bd · 2 ba · sleeps 10 | $41,164 | $180 | 63% | 5★ (3) | 0.6 mi | Airbnb |
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin | 3 bd · 3 ba · sleeps 10 | $65,025 | $296 | 60% | 5★ (81) | 0.6 mi | AirbnbVrbo |
Cozy Mountain Cabin hot tub, fire pit, hiking House | 3 bd · 2 ba · sleeps 6 | $30,865 | $238 | 36% | 4.8★ (63) | 0.6 mi | AirbnbVrboBooking |
Rustic Cabin Escape in Gilmer County House | 3 bd · 2.5 ba · sleeps 8 | $10,299 | $344 | 8% | — | 0.6 mi | AirbnbVrbo |
Dolche Vita Chalet A great place to stay. Cabin | 3 bd · 3 ba · sleeps 8 | $1,154 | $577 | 1% | 5★ (11) | 0.6 mi | AirbnbVrbo |
Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries Cabin | 3 bd · 2.5 ba · sleeps 8 | $32,912 | $253 | 36% | 5★ (42) | 0.7 mi | AirbnbVrboBooking |
It's Time to Unwind Cabin | 3 bd · 3.5 ba · sleeps 15 | $55,590 | $357 | 43% | 5★ (126) | 0.7 mi | Airbnb |
360° Mountain Views | Hot Tub | Theater | Fire Pit Cabin | 3 bd · 3 ba · sleeps 6 | $16,526 | $395 | 11% | 5★ (9) | 0.7 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
$31,858
NOI
$9,549
Cash flow /mo
-$1,962
Cash needed
$164,435
Cash-on-cash
-14.3%
ROE (yr 1)
-3.3%
Cap rate
1.9%
DSCR
0.29
Year-1 write-off
$127,892
Year-1 tax shield @ 32%
$40,925
Year-1 return on equity
- Cash flow (annual)-$23,550
- Principal paydown$3,113
- Appreciation at%$14,993
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)$6,372
- Platform fees (3% of revenue)$956
- Maintenance / capex (5% of revenue)$1,593
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$2,603
- Insurance (STR-rated)$5,398
Cash needed to close
- Down payment (25%)$124,944
- Closing costs (4.0%)$19,991
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,925
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
$465,000
Short-life (5/15-yr)
$108,000 · 23%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 7% (county tax record, market value split) · building $357,000 over 39 years · new furniture $20,000
Based on: 2,160 sq ft, built 1997, 3 bd / 3 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $80,000 in year 1 (13% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$10,500 new × 40% good × 2.20 allocation
- $7,600
Kitchen countertopsdefault
$8,600 new × 40% good × 2.20 allocation
- $3,300
Decorative trimdefault
$3,800 new × 40% good × 2.20 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.20 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.20 allocation
- $4,800
Window coverings (22)default
$5,500 new × 40% good × 2.20 allocation
- $6,100
Carpet, vinyl & laminate (50% of floors)listing
$7,000 new × 40% good × 2.20 allocation
- $7,600
Kitchen & laundry equipment plumbingdefault
$8,200 new × 42% good × 2.20 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 42% good × 2.20 allocation
- $6,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.20 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)default
$9,600 new × 50% good × 2.20 allocation
- $10,200
Landscaping (typical)default
$9,300 new × 50% good × 2.20 allocation
- $2,300
Patiosdefault
$2,100 new × 50% good × 2.20 allocation
- $26,700
Decks & porches (attached)listing
$24,300 new × 50% good × 2.20 allocation
- $6,600
Fencinglisting
$6,000 new × 50% good × 2.20 allocation
- $266,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$234,400 new × 52% good × 2.20 allocation
- $22,500
Building plumbing & fixturesdefault
$24,300 new × 42% good × 2.20 allocation
- $22,800
Building electrical & lightingdefault
$24,700 new × 42% good × 2.20 allocation
- $21,400
HVACdefault
$24,300 new × 40% good × 2.20 allocation
- $6,100
Hardwood & tile floorsdefault
$7,000 new × 40% good × 2.20 allocation
- $4,600
Fireplaces (2)listing
$5,300 new × 40% good × 2.20 allocation
- $13,200
Septic systemlisting
$12,000 new × 50% good × 2.20 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,000 | $56,500 | $400 | $127,900 |
| 2 | $0 | $0 | $9,200 | $9,200 |
| 3 | $0 | $0 | $9,200 | $9,200 |
| 4 | $0 | $0 | $9,200 | $9,200 |
| 5 | $0 | $0 | $9,200 | $9,200 |
| 6+ | $0 | $0 | $320,100 | $320,100 |
| Total | $71,000 | $56,500 | $357,100 | $484,600 |
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.