75 Farley Ct
Ellijay, GA 30540
$459,000
3 bd · 2.5 ba · 2,440 sqft · Listed 2d ago
View on Realtor.com →Year built
1992
Sqft
2,440
Lot sqft
172,933
HOA / mo
None
Furnished
Yes
List date
2026-09-25T20:11:37.000000Z
Revenue
Annual revenue
$37,831
ADR
$257
Occupancy
40%
Cleaning fees (12 mo)
$7,886
Confidence
Low (42), 25 comps
Comp revenue range (p25 / median / p75)
Creekside Bliss
Cabin · 3 bd · 3 ba · sleeps 12 · 0.3 mi
Revenue $31,110ADR $274Occ ≈ 31%4.8★ (102)
Cabin Oasis In The Mountains
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $6,428ADR $152Occ ≈ 12%4.8★ (147)
Wilderness-themed retreat with community amenities, private hot tub, & fireplace
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $30,706ADR $188Occ ≈ 45%1★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Rainbow Lodge-Riverfront, Fiber, HotTub, Dog, Fish Cabin | 3 bd · 3 ba · sleeps 8 | $69,324 | $368 | 52% | 5★ (302) | 0.1 mi | AirbnbVrbo |
Roost On The Ridge-hot tub, ping pong, sunroom Cabin | 3 bd · 3 ba · sleeps 6 | $24,895 | $259 | 26% | 4.8★ (14) | 0.2 mi | AirbnbVrboBooking |
Whispering Pines- Private, full-fenced yard, HT Cabin | 3 bd · 3 ba · sleeps 6 | $38,141 | $256 | 41% | 4.7★ (3) | 0.2 mi | AirbnbVrbo |
Creekside Bliss Cabin | 3 bd · 3 ba · sleeps 12 | $31,110 | $274 | 31% | 4.8★ (102) | 0.3 mi | Airbnb |
Above the Current Cabin | 3 bd · 2 ba · sleeps 8 | $14,911 | $294 | 14% | 5★ (6) | 0.3 mi | AirbnbVrbo |
River Cabin: Hot Tub, Dog-Friendly + Game Room Cabin | 3 bd · 2.5 ba · sleeps 8 | $41,090 | $286 | 39% | 5★ (25) | 0.4 mi | AirbnbVrboBooking |
Bear Hug Lodge Stays House | 3 bd · 2 ba · sleeps 6 | $8,910 | $259 | 9% | 4★ (13) | 0.4 mi | AirbnbVrboBooking |
Cabin Oasis In The Mountains Cabin | 3 bd · 2 ba · sleeps 6 | $6,428 | $152 | 12% | 4.8★ (147) | 0.4 mi | Airbnb |
Wilderness-themed retreat with community amenities, private hot tub, & fireplace House | 3 bd · 2 ba · sleeps 6 | $30,706 | $188 | 45% | 1★ (1) | 0.4 mi | Vrbo |
Honey Bear Hideaway - Private. New Hot Tub. Cabin | 3 bd · 3 ba · sleeps 7 | $20,947 | $187 | 31% | 5★ (11) | 0.4 mi | AirbnbVrbo |
Show all 25 comps
NEW@Coosawatee River Resort -Sauna/Hot Tub/Dog ok!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $21,430ADR $320Occ ≈ 18%5★ (4)
Deer Watch Retreat, Hot tub & Billiards, Ellijay
House · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $31,454ADR $257Occ ≈ 34%5★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Serenity Now! located in Coosawattee River Resort Cabin | 3 bd · 2 ba · sleeps 7 | $12,033 | $280 | 12% | 4.9★ (9) | 0.5 mi | AirbnbVrbo |
Modern Chic Cabin - Blue Ridge-Hot Tub & Game Room Cabin | 3 bd · 2.5 ba · sleeps 7 | $64,673 | $330 | 54% | 5★ (54) | 0.5 mi | AirbnbBooking |
NEW@Coosawatee River Resort -Sauna/Hot Tub/Dog ok! Cabin | 3 bd · 3 ba · sleeps 8 | $21,430 | $320 | 18% | 5★ (4) | 0.5 mi | Airbnb |
Enchanted Deer - Hot Tub, Fire Pit, Pet Friendly Cabin | 3 bd · 3 ba · sleeps 6 | $39,237 | $263 | 41% | 5★ (44) | 0.5 mi | AirbnbVrboBooking |
The Cypress Lodge in Ellijay Cabin | 3 bd · 3.5 ba · sleeps 8 | $11,506 | $284 | 11% | 5★ (8) | 0.5 mi | AirbnbVrbo |
Francis Oaks | Luxury Cabin in Coosawattee Cabin | 3 bd · 3 ba · sleeps 6 | $51,907 | $329 | 43% | 5★ (1) | 0.6 mi | AirbnbVrbo |
Deer Watch Retreat, Hot tub & Billiards, Ellijay House | 3 bd · 3 ba · sleeps 8 | $31,454 | $257 | 34% | 5★ (15) | 0.6 mi | Airbnb |
Peaceful Mountain View Cabin Hot tub Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $52,230 | $311 | 46% | 5★ (151) | 0.6 mi | AirbnbVrbo |
Spacious Cabin • Hot Tub, Fire Pit, Dogs OK Cabin | 3 bd · 2 ba · sleeps 10 | $38,400 | $412 | 26% | 4.9★ (39) | 0.6 mi | AirbnbVrbo |
Ellijay Cabin/ Mtn Views, Hot Tub, Game Rm/slps 12 Cabin | 3 bd · 3 ba · sleeps 12 | $44,859 | $414 | 30% | 4.9★ (20) | 0.6 mi | AirbnbVrbo |
Fish, Soak & Unwind on Mountaintown Creek Cabin | 3 bd · 3 ba · sleeps 8 | $77,076 | $333 | 63% | 5★ (165) | 0.7 mi | AirbnbVrbo |
3 br Family friendly cabin Cabin | 3 bd · 2 ba · sleeps 8 | $10,643 | $229 | 13% | 4.6★ (23) | 0.7 mi | AirbnbVrbo |
Deer Haven Bungalow- Pet friendly, hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $42,232 | $247 | 47% | 4.8★ (14) | 0.7 mi | AirbnbVrboBooking |
Quiet Hideaway with Firepit, Pool, Fireplace! Cabin | 3 bd · 3.5 ba · sleeps 8 | $18,179 | $240 | 21% | 5★ (38) | 0.7 mi | AirbnbVrbo |
Legends Hideaway-Hot tub, game room, fireplace&Pit Cabin | 3 bd · 2.5 ba · sleeps 10 | $31,002 | $318 | 27% | 5★ (21) | 0.7 mi | AirbnbVrbo |
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
$37,831
NOI
$15,656
Cash flow /mo
-$1,169
Cash needed
$133,110
Cash-on-cash
-10.5%
ROE (yr 1)
2.1%
Cap rate
3.4%
DSCR
0.53
Year-1 write-off
$109,131
Year-1 tax shield @ 32%
$34,922
Year-1 return on equity
- Cash flow (annual)-$14,025
- Principal paydown$3,004
- Appreciation at%$13,770
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,566
- Platform fees (3% of revenue)$1,135
- Maintenance / capex (5% of revenue)$1,892
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,425
- Insurance (STR-rated)$4,957
Cash needed to close
- Down payment (25%)$114,750
- Closing costs (4.0%)$18,360
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,922
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
$412,000
Short-life (5/15-yr)
$108,000 · 26%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 10% (county tax record, market value split) · building $304,000 over 39 years
Based on: 2,440 sq ft, built 1992, 3 bd / 2.5 ba, furnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $63,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,600
Kitchen cabinetsdefault
$11,100 new × 40% good × 1.92 allocation
- $7,000
Kitchen countertopsdefault
$9,100 new × 40% good × 1.92 allocation
- $3,300
Decorative trimdefault
$4,300 new × 40% good × 1.92 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.92 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.92 allocation
- $4,600
Window coverings (24)default
$6,000 new × 40% good × 1.92 allocation
- $6,000
Carpet, vinyl & laminate (50% of floors)listing
$7,900 new × 40% good × 1.92 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 1.92 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 1.92 allocation
- $5,400
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.92 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $9,800
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 1.92 allocation
- $9,500
Landscaping (typical)default
$9,900 new × 50% good × 1.92 allocation
- $2,300
Patiosdefault
$2,400 new × 50% good × 1.92 allocation
- $26,300
Decks & porches (attached)listing
$27,500 new × 50% good × 1.92 allocation
- $5,800
Fencinglisting
$6,000 new × 50% good × 1.92 allocation
- $220,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$265,100 new × 43% good × 1.92 allocation
- $21,100
Building plumbing & fixturesdefault
$27,500 new × 40% good × 1.92 allocation
- $21,600
Building electrical & lightingdefault
$28,200 new × 40% good × 1.92 allocation
- $21,100
HVACdefault
$27,500 new × 40% good × 1.92 allocation
- $6,000
Hardwood & tile floorsdefault
$7,900 new × 40% good × 1.92 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.92 allocation
- $11,500
Septic systemlisting
$12,000 new × 50% good × 1.92 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,500 | $53,700 | $1,000 | $109,100 |
| 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 | $271,700 | $271,700 |
| Total | $54,500 | $53,700 | $303,800 | $412,000 |
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.