525 Gallery Ct
Ellijay, GA 30540
$769,900
3 bd · 2.5 ba · 1,904 sqft · Listed 5d ago
View on Realtor.com →Year built
2004
Sqft
1,904
Lot sqft
52,708
HOA / mo
$198
Furnished
No
List date
2026-09-22T20:08:55.000000Z
Revenue
Annual revenue
$68,127
ADR
$276
Occupancy
68%
Cleaning fees (12 mo)
$14,946
Confidence
Med (58.39), 12 comps
Comp revenue range (p25 / median / p75)
RIVERFRONT CABIN with Private Hot Tub!
Cabin · 3 bd · 2.5 ba · sleeps 7 · 16 ft
Revenue $82,645ADR $284Occ ≈ 80%4.8★ (170)
Secluded Cabin w/ Rushing Creek Sound & Hot Tub
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $92,283ADR $352Occ ≈ 72%—
Scenic River Retreat with Hot Tub & Spacious Deck
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.7 mi
Revenue $45,638ADR $206Occ ≈ 61%4.9★ (71)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
RIVERFRONT CABIN with Private Hot Tub! Cabin | 3 bd · 2.5 ba · sleeps 7 | $82,645 | $284 | 80% | 4.8★ (170) | 16 ft | Airbnb |
Grand Slam Riverhouse | Family-Friendly Riverfront Cabin | 3 bd · 3 ba · sleeps 10 | $57,501 | $349 | 45% | 4.8★ (23) | 0.2 mi | AirbnbVrbo |
Hide'n Go Creek-Waterfront, Hot tub, firepit Cabin | 3 bd · 3 ba · sleeps 8 | $49,849 | $305 | 45% | 4.8★ (199) | 0.3 mi | AirbnbVrboBooking |
Secluded Cabin w/ Rushing Creek Sound & Hot Tub Cabin | 3 bd · 3 ba · sleeps 8 | $92,283 | $352 | 72% | — | 0.3 mi | Vrbo |
Cozy Creek Side Cabin Cabin | 3 bd · 3 ba · sleeps 9 | $51,539 | $211 | 67% | 5★ (132) | 0.5 mi | AirbnbVrbo |
Ellijay Cabin Escape: Hot Tub & Fire Pit! Cabin | 3 bd · 2.5 ba · sleeps 9 | $63,461 | $230 | 76% | 5★ (136) | 0.5 mi | AirbnbVrboBooking |
Creekside Haven – Light & Airy Escape Cottage | 3 bd · 1.5 ba · sleeps 6 | $28,758 | $135 | 58% | 5★ (65) | 0.6 mi | AirbnbVrbo |
Trout Tales Riverfront Lodge-DeckedOUT|Hottub|Dog Cabin | 3 bd · 3 ba · sleeps 10 | $75,682 | $375 | 55% | 5★ (85) | 0.6 mi | AirbnbVrboBooking |
Troutin` Along | Ellijay, GA Cabin | 3 bd · 2.5 ba · sleeps 6 | $58,605 | $348 | 46% | 5★ (21) | 0.6 mi | AirbnbVrbo |
Scenic River Retreat with Hot Tub & Spacious Deck Cabin | 3 bd · 2.5 ba · sleeps 7 | $45,638 | $206 | 61% | 4.9★ (71) | 0.7 mi | Airbnb |
Show all 12 comps
Hamil’s Haven on the Hill
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $14,043ADR $315Occ ≈ 12%4★ (4)
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$68,127
NOI
$30,613
Cash flow /mo
-$1,598
Cash needed
$248,771
Cash-on-cash
-7.7%
ROE (yr 1)
3.6%
Cap rate
4.0%
DSCR
0.61
Year-1 write-off
$157,040
Year-1 tax shield @ 32%
$50,253
Year-1 return on equity
- Cash flow (annual)-$19,172
- Principal paydown$5,038
- Appreciation at%$23,097
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,625
- Platform fees (3% of revenue)$2,044
- Maintenance / capex (5% of revenue)$3,406
- Utilities & supplies$4,200
- HOA$2,376
- Property tax$3,548
- Insurance (STR-rated)$8,315
Cash needed to close
- Down payment (25%)$192,475
- Closing costs (4.0%)$30,796
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,253
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
$658,000
Short-life (5/15-yr)
$130,000 · 20%
Year-1 deduction
$157,000
Year-1 tax shield @ 32%
$50,000
Land 15% (county tax record, market value split) · building $528,000 over 39 years · new furniture $26,000
Based on: 1,904 sq ft, built 2004, 3 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $97,000 in year 1 (11% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,000
Kitchen cabinetsdefault
$10,000 new × 40% good × 3.01 allocation
- $9,800
Kitchen countertopsdefault
$8,200 new × 40% good × 3.01 allocation
- $4,000
Decorative trimdefault
$3,300 new × 40% good × 3.01 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.01 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 3.01 allocation
- $5,700
Window coverings (19)default
$4,800 new × 40% good × 3.01 allocation
- $13,100
Kitchen & laundry equipment plumbingdefault
$7,800 new × 56% good × 3.01 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 56% good × 3.01 allocation
- $9,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.01 allocation
- $10,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.01 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,600
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 3.01 allocation
- $6,600
Landscaping (minimal)listing
$4,400 new × 50% good × 3.01 allocation
- $2,800
Patiosdefault
$1,900 new × 50% good × 3.01 allocation
- $32,300
Decks & porches (attached)listing
$21,400 new × 50% good × 3.01 allocation
- $394,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,500 new × 63% good × 3.01 allocation
- $36,200
Building plumbing & fixturesdefault
$21,400 new × 56% good × 3.01 allocation
- $36,100
Building electrical & lightingdefault
$21,400 new × 56% good × 3.01 allocation
- $25,900
HVACdefault
$21,400 new × 40% good × 3.01 allocation
- $14,800
Hardwood & tile floorsdefault
$12,300 new × 40% good × 3.01 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.01 allocation
- $18,100
Septic systemlisting
$12,000 new × 50% good × 3.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $100,100 | $55,300 | $1,700 | $157,000 |
| 2 | $0 | $0 | $13,500 | $13,500 |
| 3 | $0 | $0 | $13,500 | $13,500 |
| 4 | $0 | $0 | $13,500 | $13,500 |
| 5 | $0 | $0 | $13,500 | $13,500 |
| 6+ | $0 | $0 | $472,500 | $472,500 |
| Total | $100,100 | $55,300 | $528,400 | $683,700 |
The building's share of the price ($658,000) is 3.0x our depreciated replacement cost of the home ($218,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.