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1503 Garnet Dr

1503 Garnet Dr

Ellijay, GA 30540

$699,000

4 bd · 3 ba · 3,237 sqft · Listed 49d ago

View on Realtor.com →
Low confidence

Year built

2006

Sqft

3,237

Lot sqft

25,700

HOA / mo

None

Furnished

Yes

List date

2026-09-24T15:04:36.000000Z

Revenue

Annual revenue

$39,642

ADR

$277

Occupancy

39%

Cleaning fees (12 mo)

$5,258

Confidence

Low (25.63), 34 comps

Comp revenue range (p25 / median / p75)

$11,992$27,268$47,571

Median revenue of shown comps: $33,889

  • NEW! ''Deer Woods Lodge'' - Hot Tub & Fire Pit!

    Cabin · 4 bd · 3 ba · sleeps 10 · 59 ft

    Revenue $49,605ADR $328Occ ≈ 41%4.8★ (73)

    Booking

  • Private Pool, Hot Tub, Fire Pit, Dogs w/Fee

    Cabin · 4 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue $53,975ADR $275Occ ≈ 54%5★ (69)

    Airbnb

  • Mountain River Escape

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $61,578ADR $428Occ ≈ 39%5★ (119)

    AirbnbVrbo

  • Stylish cabin-resort pool, mini golf, river access

    Cabin · 4 bd · 2 ba · sleeps 10 · 0.6 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $24,857ADR $230Occ ≈ 30%4.9★ (55)

    AirbnbVrbo

  • 5 STAR | HotTub | GameRm | Firepit | ResortAccess

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $40,315ADR $314Occ ≈ 35%5★ (129)

    Delisted

  • Family Cabin in Ellijay • Hot Tub • Relax & Unwind

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $27,463ADR $318Occ ≈ 24%4.7★ (13)

    AirbnbVrbo

  • Upscale Coosawattee Cabin w/ Hot Tub & Fire Pit!

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi

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

    Revenue $15,098ADR $343Occ ≈ 12%4.8★ (35)

    AirbnbVrboBooking

  • ON THE RIVER! Running Deer Riverfront Cabin

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi

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

    Revenue $23,016ADR $381Occ ≈ 17%5★ (9)

    AirbnbVrbo

  • Riverfront • Pets • Fire Pit • Free Night

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

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

    Revenue $55,717ADR $364Occ ≈ 42%5★ (48)

    AirbnbVrbo

  • Serenity Moon, a Spacious Cabin in Coosawattee Riv

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

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

    Revenue $62,272ADR $263Occ ≈ 65%4.9★ (92)

    AirbnbVrboBooking

Show 6 more

  • Five Star+Cozy Luxury+Hot Tub+Game Room+Fire Pit

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $22,434ADR $351Occ ≈ 18%4.8★ (17)

    AirbnbVrboBooking

  • 3 Kings, HotTub, Pool Table, Resort Pools

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

    Revenue $57,966ADR $265Occ ≈ 60%5★ (151)

    Airbnb

  • Relaxing 4 Bedroom Riverside Cabin

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi

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

    Revenue $21,938ADR $217Occ ≈ 28%4.8★ (67)

    AirbnbVrbo

  • Pet friendly cabin w/ hot tub, fire place & views!

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi

    Revenue $10,282ADR $307Occ ≈ 9%4.9★ (22)

    Airbnb

  • Jagged Owl | Coosawattee River Resort

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

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

    Revenue $41,468ADR $308Occ ≈ 37%4.8★ (57)

    AirbnbVrbo

  • River Resort Retreat | Hot Tub & Game Room | Pets

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.8 mi

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

    Revenue $4,065ADR $305Occ ≈ 4%5★ (2)

    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

Financing
Management

Est. revenue

$39,642

NOI

$13,459

Cash flow /mo

$1,122

Cash needed

$726,960

Cash-on-cash (all cash)

1.9%

ROE (yr 1)

4.7%

Cap rate

1.9%

DSCR

—

Year-1 write-off

$136,760

Year-1 tax shield @ 32%

$43,763

Year-1 return on equity

  • Cash flow (annual)$13,459
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$20,970
ROE4.7%

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)$7,928
  • Platform fees (3% of revenue)$1,189
  • Maintenance / capex (5% of revenue)$1,982
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,334
  • Insurance (STR-rated)$7,549

Cash needed to close

  • Purchase price (all cash)$699,000
  • Closing costs (4.0%)$27,960
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$43,763

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

$688,000

Short-life (5/15-yr)

$135,000 · 20%

Year-1 deduction

$137,000

Year-1 tax shield @ 32%

$44,000

Land 2% (county tax record, market value split) · building $553,000 over 39 years

Based on: 3,237 sq ft, built 2006, 4 bd / 3 ba, furnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $80,000 in year 1 (11% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$75,900

  • Kitchen cabinetsdefault

    $12,900 new × 40% good × 1.80 allocation

    $9,300

  • Kitchen countertops (stone)listing

    $13,200 new × 40% good × 1.80 allocation

    $9,500

  • Decorative trimdefault

    $5,700 new × 40% good × 1.80 allocation

    $4,100

  • Mirrorsdefault

    $500 new × 40% good × 1.80 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.80 allocation

    $1,100

  • Window coverings (32)default

    $8,000 new × 40% good × 1.80 allocation

    $5,800

  • Carpet, vinyl & laminate (33% of floors)listing

    $6,900 new × 40% good × 1.80 allocation

    $5,000

  • Kitchen & laundry equipment plumbingdefault

    $10,000 new × 60% good × 1.80 allocation

    $10,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,100 new × 60% good × 1.80 allocation

    $6,500

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

    $7,700 new × 40% good × 1.80 allocation

    $5,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.80 allocation

    $6,500

  • Furniture conveyed with the sale (used)listing

    $23,000 new × 40% good · out of the price

    $9,200

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$59,000

  • Paving: driveway & walks (paved)default

    $14,700 new × 50% good × 1.80 allocation

    $13,300

  • Landscaping (typical)default

    $11,300 new × 50% good × 1.80 allocation

    $10,200

  • Patiosdefault

    $3,200 new × 50% good × 1.80 allocation

    $2,900

  • Decks & porches (attached)listing

    $36,400 new × 50% good × 1.80 allocation

    $32,700
Building, 39-year$552,900

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

    $351,700 new × 67% good × 1.80 allocation

    $421,500

  • Building plumbing & fixturesdefault

    $36,500 new × 60% good × 1.80 allocation

    $39,400

  • Building electrical & lightingdefault

    $38,300 new × 60% good × 1.80 allocation

    $41,300

  • HVACdefault

    $36,500 new × 40% good × 1.80 allocation

    $26,200

  • Hardwood & tile floorsdefault

    $13,900 new × 40% good × 1.80 allocation

    $10,000

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.80 allocation

    $3,800

  • Septic systemlisting

    $12,000 new × 50% good × 1.80 allocation

    $10,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$75,900$59,000$1,800$136,800
2$0$0$14,200$14,200
3$0$0$14,200$14,200
4$0$0$14,200$14,200
5$0$0$14,200$14,200
6+$0$0$494,400$494,400
Total$75,900$59,000$552,900$687,900

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.