Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

161 20th St

Ellijay, GA 30540

$79,000

2 bd · 1 ba · 550 sqft · Listed 11d ago

View on Realtor.com →

Low confidence

Year built

1990

Sqft

550

Lot sqft

3,267

HOA / mo

None

Furnished

List date

2026-09-16T21:30:20.000000Z

Revenue

Annual revenue

$28,649

ADR

$160

Occupancy

49%

Cleaning fees (12 mo)

$6,607

Confidence

Low (24.8), 20 comps

Comp revenue range (p25 / median / p75)

$8,157$22,361$42,110

Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $22,411ADR $579Occ ≈ 11%4.8★ (28)
Airbnb
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.3 mi
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Airbnb
Modern Cabin, Forest Deck and Deer Everywhere
Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $28,199ADR $254Occ ≈ 30%5★ (1)
Airbnb Vrbo
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.3 mi
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
Airbnb
River View Getaway by 2DC
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $36,345ADR $212Occ ≈ 47%5★ (100)
Airbnb Vrbo Booking
NEW! Slow Forest Cabin Blue Ridge | Deer Sun Rest
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $22,310ADR $221Occ ≈ 28%5★ (20)
Airbnb
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY
Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $23,249ADR $306Occ ≈ 21%5★ (113)
Airbnb Vrbo
Saxonville Lodgehouse
Farm stay · 2 bd · 1.5 ba · sleeps 7 · 0.4 mi
Revenue $4,158ADR $113Occ ≈ 10%4.9★ (10)
Airbnb Vrbo
Mountain Romance - Hot Tub - River Walk
House · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $14,114ADR $243Occ ≈ 16%5★ (13)
Airbnb Vrbo Booking
On River Time
House · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $21,111ADR $108Occ ≈ 54%4.8★ (105)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house	2 bd · 1 ba · sleeps 4	$22,411	$579	11%	4.8★ (28)	0.2 mi	Airbnb
Care Bears Cottage Camper/RV	2 bd · 1 ba · sleeps 5	$1,435	$128	3%	4.8★ (12)	0.3 mi	Airbnb
Modern Cabin, Forest Deck and Deer Everywhere Cabin	2 bd · 1 ba · sleeps 6	$28,199	$254	30%	5★ (1)	0.3 mi	Airbnb Vrbo
Relax camping in the mountains! Camper/RV	2 bd · 1 ba · sleeps 5	$2,433	$172	4%	5★ (8)	0.3 mi	Airbnb
River View Getaway by 2DC House	2 bd · 2 ba · sleeps 4	$36,345	$212	47%	5★ (100)	0.3 mi	Airbnb Vrbo Booking
NEW! Slow Forest Cabin Blue Ridge \| Deer Sun Rest Cabin	2 bd · 2 ba · sleeps 6	$22,310	$221	28%	5★ (20)	0.3 mi	Airbnb
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY Cabin	2 bd · 2 ba · sleeps 5	$23,249	$306	21%	5★ (113)	0.4 mi	Airbnb Vrbo
Saxonville Lodgehouse Farm stay	2 bd · 1.5 ba · sleeps 7	$4,158	$113	10%	4.9★ (10)	0.4 mi	Airbnb Vrbo
Mountain Romance - Hot Tub - River Walk House	2 bd · 2 ba · sleeps 4	$14,114	$243	16%	5★ (13)	0.4 mi	Airbnb Vrbo Booking
On River Time House	2 bd · 2 ba · sleeps 4	$21,111	$108	54%	4.8★ (105)	0.5 mi	Airbnb Vrbo

Show all 20 comps

Moon River | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $53,127ADR $335Occ ≈ 43%4.8★ (36)
Airbnb Vrbo
3 BR home with access to community amenities
House · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $17,305ADR $208Occ ≈ 23%—
Airbnb Vrbo Booking
Rustic Elegance of Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $1,667ADR $238Occ ≈ 2%4.8★ (33)
Airbnb Vrbo
River Front House in Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $40,510ADR $195Occ ≈ 57%4.7★ (219)
Airbnb Vrbo
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $7,555ADR $314Occ ≈ 7%5★ (4)
Vrbo
Deer River Retreat | Waterfront in Coosawattee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $55,317ADR $265Occ ≈ 57%4.8★ (123)
Airbnb Vrbo
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $56,770ADR $269Occ ≈ 58%5★ (131)
Airbnb Vrbo
NEW | HotTub | GameRoom | Firepit | Master on Main
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $46,910ADR $216Occ ≈ 60%5★ (28)
Airbnb Vrbo
Cabin River Retreat / Hot Tub / Blue Ridge Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $52,071ADR $274Occ ≈ 52%5★ (51)
Airbnb Vrbo Booking
Killin Time River Cabin
Cabin · 2 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $8,357ADR $0Occ ≈ —5★ (24)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Moon River \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$53,127	$335	43%	4.8★ (36)	0.5 mi	Airbnb Vrbo
3 BR home with access to community amenities House	2 bd · 2 ba · sleeps 6	$17,305	$208	23%	—	0.5 mi	Airbnb Vrbo Booking
Rustic Elegance of Ellijay Cabin	2 bd · 2 ba · sleeps 6	$1,667	$238	2%	4.8★ (33)	0.5 mi	Airbnb Vrbo
River Front House in Ellijay Cabin	2 bd · 2 ba · sleeps 6	$40,510	$195	57%	4.7★ (219)	0.6 mi	Airbnb Vrbo
Dream Ridge \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$7,555	$314	7%	5★ (4)	0.6 mi	Vrbo
Deer River Retreat \| Waterfront in Coosawattee Cabin	2 bd · 2 ba · sleeps 6	$55,317	$265	57%	4.8★ (123)	0.6 mi	Airbnb Vrbo
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards Cabin	2 bd · 2 ba · sleeps 6	$56,770	$269	58%	5★ (131)	0.7 mi	Airbnb Vrbo
NEW \| HotTub \| GameRoom \| Firepit \| Master on Main Cabin	2 bd · 2 ba · sleeps 6	$46,910	$216	60%	5★ (28)	0.7 mi	Airbnb Vrbo
Cabin River Retreat / Hot Tub / Blue Ridge Mtns Cabin	2 bd · 2 ba · sleeps 8	$52,071	$274	52%	5★ (51)	0.7 mi	Airbnb Vrbo Booking
Killin Time River Cabin Cabin	2 bd · 2 ba · sleeps 7	$8,357	$0	—	5★ (24)	0.7 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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$28,649

NOI

$15,072

Cash flow /mo

$830

Cash needed

$38,910

Cash-on-cash

25.6%

ROE (yr 1)

33.0%

Cap rate

19.1%

DSCR

2.95

Year-1 write-off

$34,078

Year-1 tax shield @ 32%

$10,905

Year-1 return on equity

Cash flow (annual)$9,964
Principal paydown$517
Appreciation at%$2,370

ROE33.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)61.1%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$5,730
Platform fees (3% of revenue)$859
Maintenance / capex (5% of revenue)$1,432
Utilities & supplies$4,200
HOA$0
Property tax$502
Insurance (STR-rated)$853

Cash needed to close

Down payment (25%)$19,750
Closing costs (4.0%)$3,160
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$10,905

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

$51,000

Short-life (5/15-yr)

$18,000 · 35%

Year-1 deduction

$34,000

Year-1 tax shield @ 32%

$11,000

Land 35% (county tax record, market value split) · building $33,000 over 39 years · new furniture $16,000

Based on: 550 sq ft, built 1990, 2 bd / 1 ba, unfurnished, listing features (appliance list).

IRS-guide safe-harbor floor: $27,000 in year 1 (22% short-life, $9,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$28,300

Kitchen cabinetsdefault
$7,000 new × 40% good × 1.07 allocation
$3,000
Kitchen countertopsdefault
$5,700 new × 40% good × 1.07 allocation
$2,500
Decorative trimdefault
$1,000 new × 40% good × 1.07 allocation
$400
Mirrorsdefault
$200 new × 40% good × 1.07 allocation
$100
Shelvingdefault
$900 new × 40% good × 1.07 allocation
$400
Window coverings (6)default
$1,500 new × 40% good × 1.07 allocation
$600
Carpet, vinyl & laminate (40% of floors)default
$1,400 new × 40% good × 1.07 allocation
$600
Kitchen & laundry equipment plumbingdefault
$5,500 new × 40% good × 1.07 allocation
$2,300
Kitchen, laundry & data equipment electricaldefault
$3,300 new × 40% good × 1.07 allocation
$1,400
Appliances (refrigerator)listing
$2,200 new × 40% good × 1.07 allocation
$900
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$5,700

Paving: driveway & walks (paved)default
$4,900 new × 50% good × 1.07 allocation
$2,600
Landscaping (typical)default
$4,700 new × 50% good × 1.07 allocation
$2,500
Patiosdefault
$500 new × 50% good × 1.07 allocation
$300
Decks & porches (attached)default
$500 new × 50% good × 1.07 allocation
$300

Building, 39-year$33,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$59,000 new × 40% good × 1.07 allocation
$25,300
Building plumbing & fixturesdefault
$6,100 new × 40% good × 1.07 allocation
$2,600
Building electrical & lightingdefault
$4,200 new × 40% good × 1.07 allocation
$1,800
HVACdefault
$6,200 new × 40% good × 1.07 allocation
$2,700
Hardwood & tile floorsdefault
$2,100 new × 40% good × 1.07 allocation
$900

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	$28,300	$5,700	$100	$34,100
2	$0	$0	$900	$900
3	$0	$0	$900	$900
4	$0	$0	$900	$900
5	$0	$0	$900	$900
6+	$0	$0	$29,800	$29,800
Total	$28,300	$5,700	$33,300	$67,300

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.