509 Ponderosa Rd

Ellijay, GA 30540

$574,900

3 bd · 3 ba · 1,964 sqft · Listed 11d ago

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Year built

1985

Sqft

1,964

Lot sqft

94,090

HOA / mo

Furnished

List date

2026-09-16T17:45:03.000000Z

Revenue

Annual revenue

$54,039

ADR

$267

Occupancy

55%

Cleaning fees (12 mo)

$11,540

Confidence

Med (55.04), 10 comps

Comp revenue range (p25 / median / p75)

$46,691$54,520$71,413

Best of Both Worlds, Minutes to Ellijay, Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $6,397ADR $246Occ ≈ 7%5★ (67)
Airbnb Vrbo
Secluded Cabin w/ Rushing Creek Sound & Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $92,283ADR $352Occ ≈ 72%—
Vrbo
Troutin` Along | Ellijay, GA
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi
Revenue $58,605ADR $348Occ ≈ 46%5★ (21)
Airbnb Vrbo
Hide'n Go Creek-Waterfront, Hot tub, firepit
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $49,849ADR $305Occ ≈ 45%4.8★ (199)
Airbnb Vrbo Booking
Grand Slam Riverhouse | Family-Friendly Riverfront
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $57,501ADR $349Occ ≈ 45%4.8★ (23)
Airbnb Vrbo
Scenic River Retreat with Hot Tub & Spacious Deck
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.5 mi
Revenue $45,638ADR $206Occ ≈ 61%4.9★ (71)
Airbnb
RIVERFRONT CABIN with Private Hot Tub!
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.6 mi
Revenue $82,645ADR $284Occ ≈ 80%4.8★ (170)
Airbnb
Trout Tales Riverfront Lodge-DeckedOUT|Hottub|Dog
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $75,682ADR $375Occ ≈ 55%5★ (85)
Airbnb Vrbo Booking
No Neighbors | Peaceful Escape + Fireside Vibes
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $33,100ADR $182Occ ≈ 50%5★ (36)
Airbnb Vrbo
Cozy Creek Side Cabin
Cabin · 3 bd · 3 ba · sleeps 9 · 0.8 mi
Revenue $51,539ADR $211Occ ≈ 67%5★ (132)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Best of Both Worlds, Minutes to Ellijay, Sleeps 8 House	3 bd · 2 ba · sleeps 8	$6,397	$246	7%	5★ (67)	0.2 mi	Airbnb Vrbo
Secluded Cabin w/ Rushing Creek Sound & Hot Tub Cabin	3 bd · 3 ba · sleeps 8	$92,283	$352	72%	—	0.2 mi	Vrbo
Troutin` Along \| Ellijay, GA Cabin	3 bd · 2.5 ba · sleeps 6	$58,605	$348	46%	5★ (21)	0.3 mi	Airbnb Vrbo
Hide'n Go Creek-Waterfront, Hot tub, firepit Cabin	3 bd · 3 ba · sleeps 8	$49,849	$305	45%	4.8★ (199)	0.4 mi	Airbnb Vrbo Booking
Grand Slam Riverhouse \| Family-Friendly Riverfront Cabin	3 bd · 3 ba · sleeps 10	$57,501	$349	45%	4.8★ (23)	0.4 mi	Airbnb Vrbo
Scenic River Retreat with Hot Tub & Spacious Deck Cabin	3 bd · 2.5 ba · sleeps 7	$45,638	$206	61%	4.9★ (71)	0.5 mi	Airbnb
RIVERFRONT CABIN with Private Hot Tub! Cabin	3 bd · 2.5 ba · sleeps 7	$82,645	$284	80%	4.8★ (170)	0.6 mi	Airbnb
Trout Tales Riverfront Lodge-DeckedOUT\|Hottub\|Dog Cabin	3 bd · 3 ba · sleeps 10	$75,682	$375	55%	5★ (85)	0.6 mi	Airbnb Vrbo Booking
No Neighbors \| Peaceful Escape + Fireside Vibes Cabin	3 bd · 2 ba · sleeps 6	$33,100	$182	50%	5★ (36)	0.7 mi	Airbnb Vrbo
Cozy Creek Side Cabin Cabin	3 bd · 3 ba · sleeps 9	$51,539	$211	67%	5★ (132)	0.8 mi	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$54,039

NOI

$26,535

Cash flow /mo

$2,211

Cash needed

$617,396

Cash-on-cash (all cash)

4.3%

ROE (yr 1)

7.1%

Cap rate

4.6%

DSCR

—

Year-1 write-off

$84,554

Year-1 tax shield @ 32%

$27,057

Year-1 return on equity

Cash flow (annual)$26,535
Principal paydown (n/a, cash)$0
Appreciation at%$17,247

ROE7.1%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.5%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$10,808
Platform fees (3% of revenue)$1,621
Maintenance / capex (5% of revenue)$2,702
Utilities & supplies$4,200
HOA$0
Property tax$1,964
Insurance (STR-rated)$6,209

Cash needed to close

Purchase price (all cash)$574,900
Closing costs (4.0%)$22,996
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$27,057

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

$369,000

Short-life (5/15-yr)

$64,000 · 17%

Year-1 deduction

$85,000

Year-1 tax shield @ 32%

$27,000

Land 36% (county tax record, market value split) · building $305,000 over 39 years · new furniture $20,000

Based on: 1,964 sq ft, built 1985, 3 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $59,000 in year 1 (10% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$62,100

Kitchen cabinetsdefault
$10,100 new × 40% good × 2.46 allocation
$9,900
Kitchen countertopsdefault
$8,300 new × 40% good × 2.46 allocation
$8,100
Decorative trimdefault
$3,400 new × 40% good × 2.46 allocation
$3,400
Mirrorsdefault
$500 new × 40% good × 2.46 allocation
$400
Shelvingdefault
$1,200 new × 40% good × 2.46 allocation
$1,200
Window coverings (20)default
$5,000 new × 40% good × 2.46 allocation
$4,900
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 2.46 allocation
$7,700
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.46 allocation
$4,700
Appliances (refrigerator)listing
$2,200 new × 40% good × 2.46 allocation
$2,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$21,500

Paving: driveway & walks (paved)default
$9,200 new × 50% good × 2.46 allocation
$11,300
Landscaping (minimal)listing
$4,400 new × 50% good × 2.46 allocation
$5,400
Patiosdefault
$1,900 new × 50% good × 2.46 allocation
$2,400
Decks & porches (attached)default
$1,900 new × 50% good × 2.46 allocation
$2,400

Building, 39-year$304,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$212,900 new × 40% good × 2.46 allocation
$209,500
Building plumbing & fixturesdefault
$22,100 new × 40% good × 2.46 allocation
$21,700
Building electrical & lightingdefault
$22,200 new × 40% good × 2.46 allocation
$21,800
HVACdefault
$22,100 new × 40% good × 2.46 allocation
$21,800
Hardwood & tile floorsdefault
$12,600 new × 40% good × 2.46 allocation
$12,400
Fireplacelisting
$2,600 new × 40% good × 2.46 allocation
$2,600
Septic systemlisting
$12,000 new × 50% good × 2.46 allocation
$14,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$62,100	$21,500	$1,000	$84,600
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	$272,400	$272,400
Total	$62,100	$21,500	$304,600	$388,200

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.