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416 Acadia Dr

416 Acadia Dr

Ellijay, GA 30540

$499,999

6 bd · 3.5 ba · 3,270 sqft · Listed 2d ago

View on Realtor.com →

Year built

2008

Sqft

3,270

Lot sqft

23,231

HOA / mo

$99

Furnished

No

List date

2026-09-25T01:07:51.000000Z

Revenue

Annual revenue

$32,977

ADR

$324

Occupancy

28%

Cleaning fees (12 mo)

$5,946

Confidence

Med (52.9), 8 comps

Comp revenue range (p25 / median / p75)

$20,796$29,033$46,718

  • Hot Tub | Fire Pit | 3 Fireplaces | Sleeps 16

    House · 5 bd · 3.5 ba · sleeps 16 · 0.3 mi

    Revenue $52,084ADR $559Occ ≈ 26%4.3★ (8)

    AirbnbVrbo

  • Cozy 5BR Cabin w 3 Fireplaces/Hot Tub/Fenced Yard

    Cabin · 5 bd · 3.5 ba · sleeps 16 · 0.3 mi

    Revenue $22,644ADR $492Occ ≈ 13%4.8★ (91)

    Airbnb

  • Dream Catcher - Huge 6 Bed Room Cabin on a Large L

    Cabin · 6 bd · 3.5 ba · sleeps 16 · 0.5 mi

    Revenue $32,405ADR $486Occ ≈ 18%4.5★ (103)

    AirbnbVrboBooking

  • Bear Feet Cabin- Kid & Pet Friendly/Hot Tub/FP/Game Room

    Cabin · 5 bd · 3 ba · sleeps 14 · 0.6 mi

    Revenue $15,251ADR $484Occ ≈ 9%—

    Vrbo

  • Summer Deals! Hot tub, arcade, fire pit

    Cabin · 5 bd · 3 ba · sleeps 14 · 0.7 mi

    Revenue $25,661ADR $401Occ ≈ 18%5★ (23)

    Airbnb

  • Bear Feet Cabin-Pet friendly

    Cabin · 6 bd · 3 ba · sleeps 14 · 0.8 mi

    Revenue $47,151ADR $437Occ ≈ 30%5★ (22)

    Airbnb

  • MUST SEE- Kid Pet Friendly / Hot Tub / FP / Game R

    Cabin · 5 bd · 3 ba · sleeps 14 · 0.8 mi

    Revenue $13,801ADR $211Occ ≈ 18%4.9★ (44)

    AirbnbBooking

  • Resort-Style Home w/ Hot Tub in Ellijay

    Cottage · 5 bd · 3 ba · sleeps 14 · 0.8 mi

    Revenue $46,573ADR $382Occ ≈ 33%4.8★ (29)

    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

Est. revenue

$32,977

NOI

$9,399

Cash flow /mo

$783

Cash needed

$555,999

Cash-on-cash (all cash)

1.7%

ROE (yr 1)

4.4%

Cap rate

1.9%

DSCR

—

Year-1 write-off

$133,915

Year-1 tax shield @ 32%

$42,853

Year-1 return on equity

  • Cash flow (annual)$9,399
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,000
ROE4.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.1%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,595
  • Platform fees (3% of revenue)$989
  • Maintenance / capex (5% of revenue)$1,649
  • Utilities & supplies$4,200
  • HOA$1,188
  • Property tax$3,556
  • Insurance (STR-rated)$5,400

Cash needed to close

  • Purchase price (all cash)$499,999
  • Closing costs (4.0%)$20,000
  • Furnishing (bought new)$36,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$42,853

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

$492,000

Short-life (5/15-yr)

$97,000 · 20%

Year-1 deduction

$134,000

Year-1 tax shield @ 32%

$43,000

Land 2% (county tax record, market value split) · building $396,000 over 39 years · new furniture $36,000

Based on: 3,270 sq ft, built 2008, 6 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, covered patio, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $96,000 in year 1 (12% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$79,700

  • Kitchen cabinetsdefault

    $13,000 new × 40% good × 1.22 allocation

    $6,300

  • Kitchen countertopsdefault

    $10,600 new × 40% good × 1.22 allocation

    $5,200

  • Decorative trimdefault

    $5,700 new × 40% good × 1.22 allocation

    $2,800

  • Mirrorsdefault

    $500 new × 40% good × 1.22 allocation

    $200

  • Shelvingdefault

    $2,100 new × 40% good × 1.22 allocation

    $1,000

  • Window coverings (33)default

    $8,300 new × 40% good × 1.22 allocation

    $4,000

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

    $7,000 new × 40% good × 1.22 allocation

    $3,400

  • Kitchen & laundry equipment plumbingdefault

    $10,100 new × 64% good × 1.22 allocation

    $7,900

  • Kitchen, laundry & data equipment electricaldefault

    $6,100 new × 64% good × 1.22 allocation

    $4,800

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

    $7,700 new × 40% good × 1.22 allocation

    $3,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.22 allocation

    $4,400

  • Furniture bought newlisting

    $30,000 new × 100% good · bought separately

    $30,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$53,000

  • Paving: driveway & walks (paved)default

    $11,900 new × 50% good × 1.22 allocation

    $7,200

  • Landscaping (typical)default

    $11,400 new × 50% good × 1.22 allocation

    $6,900

  • Covered patiolisting

    $27,000 new × 50% good × 1.22 allocation

    $16,400

  • Decks & porches (attached)listing

    $36,800 new × 50% good × 1.22 allocation

    $22,400
Building, 39-year$395,800

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

    $354,700 new × 70% good × 1.22 allocation

    $302,300

  • Building plumbing & fixturesdefault

    $36,900 new × 64% good × 1.22 allocation

    $28,700

  • Building electrical & lightingdefault

    $38,700 new × 64% good × 1.22 allocation

    $30,200

  • HVACdefault

    $36,800 new × 40% good × 1.22 allocation

    $17,900

  • Hardwood & tile floorsdefault

    $14,000 new × 40% good × 1.22 allocation

    $6,800

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.22 allocation

    $2,600

  • Septic systemlisting

    $12,000 new × 50% good × 1.22 allocation

    $7,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$79,700$53,000$1,300$133,900
2$0$0$10,100$10,100
3$0$0$10,100$10,100
4$0$0$10,100$10,100
5$0$0$10,100$10,100
6+$0$0$353,900$353,900
Total$79,700$53,000$395,800$528,400

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.