289 Cypress Cir
Ellijay, GA 30540
$535,000
3 bd · 3 ba · 2,376 sqft · Listed 24d ago
View on Realtor.com →Year built
2005
Sqft
2,376
Lot sqft
37,026
HOA / mo
$132
Furnished
No
List date
2026-09-03T21:56:16.000000Z
Revenue
Annual revenue
$43,512
ADR
$244
Occupancy
49%
Cleaning fees (12 mo)
$8,133
Confidence
Low (41.96), 50 comps
Comp revenue range (p25 / median / p75)
NEW BUILD River view/access, Pool table, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $55,281ADR $445Occ ≈ 34%5★ (14)
Secluded Roaring River Escape w/Amazing Amenities!
Cabin · 3 bd · 3 ba · sleeps 7 · 0.2 mi
Revenue $41,563ADR $235Occ ≈ 48%4.8★ (393)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Deer Dreaming Cabin on the Coosawattee River Cabin | 3 bd · 3 ba · sleeps 6 | $55,121 | $232 | 65% | 5★ (102) | 157 ft | AirbnbVrbo |
Shady River Retreat House | 3 bd · 3 ba · sleeps 6 | $34,514 | $203 | 47% | 4.9★ (211) | 502 ft | AirbnbVrbo |
River’s Echo - Riverfront Cabin in Ellijay Cabin | 3 bd · 3 ba · sleeps 6 | $71,765 | $299 | 66% | 5★ (330) | 0.1 mi | AirbnbVrbo |
NEW BUILD River view/access, Pool table, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $55,281 | $445 | 34% | 5★ (14) | 0.2 mi | Airbnb |
Secluded Roaring River Escape w/Amazing Amenities! Cabin | 3 bd · 3 ba · sleeps 7 | $41,563 | $235 | 48% | 4.8★ (393) | 0.2 mi | Airbnb |
Rapid Retreat-Coosawattee Cabin | 3 bd · 3 ba · sleeps 8 | $66,832 | $286 | 64% | 4.8★ (90) | 0.2 mi | AirbnbVrboBooking |
Rapids’ Echo - Riverfront Cabin in Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $70,888 | $296 | 66% | 5★ (290) | 0.2 mi | AirbnbVrbo |
Creekfront Cabin with Waterfall, Hot Tub, Fire Pit House | 3 bd · 2 ba · sleeps 6 | $41,373 | $223 | 51% | 5★ (130) | 0.2 mi | AirbnbVrbo |
Rustic Retreat Cabin | 3 bd · 2.5 ba · sleeps 8 | $60,321 | $232 | 71% | 5★ (75) | 0.2 mi | AirbnbVrbo |
Dellinger Retreat On The River | Ellijay, GA Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,432 | $397 | 25% | 4.8★ (9) | 0.3 mi | AirbnbVrbo |
Show all 50 comps
Cabin at Coosawattee River Resort with private hot tub, pool & river access
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $19,131ADR $294Occ ≈ 18%4.9★ (14)
A-Frame Creekside Retreat by EdgeWoods
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $6,003ADR $172Occ ≈ 10%5★ (4)
Upscale spacious cabin with decks on 3 levels
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.4 mi
Revenue $40,723ADR $236Occ ≈ 47%5★ (112)
Valhalla - Secluded, luxurious cabin on the Coosawattee River Resort
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.5 mi
Revenue $16,866ADR $441Occ ≈ 10%3.7★ (3)
Whitetail River Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $13,846ADR $411Occ ≈ 9%—
Hardwood Hideaway
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $33,118ADR $181Occ ≈ 50%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Tie One On The River | Ellijay, GA Cabin | 3 bd · 2.5 ba · sleeps 6 | $71,834 | $340 | 58% | 4.8★ (55) | 0.3 mi | AirbnbVrbo |
Dream Weaver | Ellijay, Ga Cabin | 3 bd · 2.5 ba · sleeps 6 | $41,220 | $367 | 31% | 4.7★ (8) | 0.3 mi | AirbnbVrbo |
Copper Lantern Stays Cabin | 3 bd · 3 ba · sleeps 8 | $1,055 | $218 | 1% | 4.5★ (17) | 0.3 mi | AirbnbVrboBooking |
Rustic Retreat - Paradise Found Cabin | 3 bd · 2.5 ba · sleeps 8 | $17,903 | $168 | 29% | 5★ (4) | 0.3 mi | AirbnbVrboBooking |
Cozy Blue Ridge Cabin • Firepit • Near Orchards Cabin | 3 bd · 2 ba · sleeps 8 | $8,717 | $198 | 12% | 5★ (3) | 0.3 mi | AirbnbVrbo |
Peaceful Ellijay Cabin: Pool Access & Resort Perks Cabin | 3 bd · 3.5 ba · sleeps 8 | $20,414 | $243 | 23% | 5★ (38) | 0.3 mi | AirbnbVrboBooking |
Welcome to Bear Necessities! Cabin | 3 bd · 2 ba · sleeps 6 | $7,482 | $252 | 8% | 5★ (7) | 0.4 mi | AirbnbVrbo |
Cabin at Coosawattee River Resort with private hot tub, pool & river access Cabin | 3 bd · 3 ba · sleeps 8 | $19,131 | $294 | 18% | 4.9★ (14) | 0.4 mi | Vrbo |
Bucks Bear Lodge - Recharge in a Riverside Resort Cabin | 3 bd · 3 ba · sleeps 8 | $47,329 | $350 | 37% | 4.9★ (22) | 0.4 mi | AirbnbVrboBooking |
Three Trees Retreat | Hot Tub+Deck+Fire pit+PetsOK House | 3 bd · 2 ba · sleeps 6 | $28,726 | $218 | 36% | 4.8★ (27) | 0.4 mi | AirbnbVrboBooking |
A-Frame Creekside Retreat by EdgeWoods Cabin | 3 bd · 2 ba · sleeps 8 | $6,003 | $172 | 10% | 5★ (4) | 0.4 mi | Airbnb |
Eagle View Lodge | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $57,156 | $369 | 42% | 5★ (45) | 0.4 mi | AirbnbVrbo |
Upscale spacious cabin with decks on 3 levels Cabin | 3 bd · 3.5 ba · sleeps 10 | $40,723 | $236 | 47% | 5★ (112) | 0.4 mi | Airbnb |
Creek-Side Cabin with Hot tub, Fire pit and Games! Cabin | 3 bd · 4 ba · sleeps 8 | $52,226 | $229 | 62% | 5★ (107) | 0.4 mi | AirbnbVrbo |
Fireside Cabin with Friendly Deer Cabin | 3 bd · 3 ba · sleeps 10 | $48,391 | $244 | 54% | 5★ (181) | 0.4 mi | AirbnbVrboBooking |
LUX Cabin | Hot Tub, Pools & Resort Amenities Cabin | 3 bd · 2 ba · sleeps 6 | $22,012 | $254 | 24% | 4.8★ (101) | 0.4 mi | AirbnbVrbo |
Kid-Friendly Cabin, Hot Tub, Peaceful Ellijay Stay Cabin | 3 bd · 2 ba · sleeps 6 | $21,510 | $175 | 34% | 4.7★ (31) | 0.4 mi | AirbnbVrbo |
Modern Luxury Cabin close to Downtown Ellijay! Cabin | 3 bd · 3 ba · sleeps 12 | $35,850 | $284 | 35% | 4.9★ (168) | 0.5 mi | AirbnbVrbo |
Château Cervidae | Luxury 3BR/3.5BA Cabin | Hot Tub House | 3 bd · 3.5 ba · sleeps 8 | $36,348 | $505 | 20% | 5★ (5) | 0.5 mi | AirbnbVrbo |
Valhalla - Secluded, luxurious cabin on the Coosawattee River Resort Cabin | 3 bd · 3.5 ba · sleeps 10 | $16,866 | $441 | 10% | 3.7★ (3) | 0.5 mi | Vrbo |
3 BR home with pool table and hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $7,741 | $316 | 7% | 3.6★ (3) | 0.5 mi | AirbnbVrboBooking |
Modern Ellijay Cabin Rental w/ Outdoor Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $19,762 | $168 | 32% | 5★ (47) | 0.5 mi | AirbnbVrboBooking |
Dog-Friendly Ellijay Cabin: Hot Tub & Fiber WiFi House | 3 bd · 2 ba · sleeps 6 | $27,955 | $259 | 30% | 5★ (22) | 0.5 mi | AirbnbVrboBooking |
Whitetail River Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $13,846 | $411 | 9% | — | 0.5 mi | Airbnb |
Creekside Ellijay - Kid Friendly Escape Cabin | 3 bd · 3 ba · sleeps 9 | $72,327 | $326 | 61% | 5★ (37) | 0.5 mi | AirbnbVrbo |
Creekside Cabin | Zipline, Games, Near Apple Farms Cabin | 3 bd · 3 ba · sleeps 10 | $81,478 | $324 | 69% | 5★ (63) | 0.5 mi | AirbnbVrboBooking |
Mountain Creek Lodge- Lovely Custom Cabin, Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $39,630 | $280 | 39% | 4.5★ (33) | 0.5 mi | AirbnbVrboBooking |
Hot Tub|Fire Pit|Game Room LUX family retreat Cabin | 3 bd · 3 ba · sleeps 8 | $52,159 | $246 | 58% | 5★ (89) | 0.5 mi | AirbnbVrbo |
Hardwood Hideaway Vacation home | 3 bd · 2 ba · sleeps 7 | $33,118 | $181 | 50% | 4★ (1) | 0.5 mi | Booking |
3 Bedroom Lodge Villa | 3 bd · 2 ba · sleeps 6 | $800 | $266 | 1% | — | 0.5 mi | Airbnb |
Serene Cottage Retreat w/ Hot tub, 2 Fireplaces! Cabin | 3 bd · 3.5 ba · sleeps 8 | $49,361 | $293 | 46% | 5★ (78) | 0.5 mi | AirbnbVrbo |
Cozy Blue Ridge Cabin w/ River Access & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $45,106 | $209 | 59% | 4.8★ (198) | 0.5 mi | AirbnbVrboBooking |
Cozy Fall Cabin in Ellijay + Hot Tub + Sleeps 8! Cabin | 3 bd · 3 ba · sleeps 8 | $48,549 | $289 | 46% | 5★ (167) | 0.5 mi | AirbnbVrboBooking |
Private Hot Tub Cabin—Dog Run, Theater & Arcade Cabin | 3 bd · 2.5 ba · sleeps 6 | $68,408 | $276 | 68% | 5★ (120) | 0.5 mi | AirbnbVrboBooking |
North Georgia Hideaway | Ellijay, GA Cabin | 3 bd · 3.5 ba · sleeps 8 | $52,498 | $383 | 38% | 5★ (9) | 0.6 mi | AirbnbVrbo |
Coosawattee-2 Kings, Hot Tub, Pool Table, Fire Pit House | 3 bd · 3 ba · sleeps 6 | $31,632 | $247 | 35% | 5★ (102) | 0.6 mi | AirbnbVrbo |
New - Luxurious Mountain Home for 8 w/ amenities Cabin | 3 bd · 2.5 ba · sleeps 8 | $45,929 | $296 | 43% | 4.8★ (16) | 0.6 mi | AirbnbVrboBooking |
Ellijay 3 BR in Resort w/ Hot Tub,Fire Pit, Decks Cabin | 3 bd · 2 ba · sleeps 6 | $7,048 | $274 | 7% | 4.8★ (29) | 0.6 mi | AirbnbVrboBooking |
Modern rustic cabin~ Hot Tub~ Pet Friendly House | 3 bd · 3 ba · sleeps 8 | $7,289 | $235 | 8% | 5★ (4) | 0.6 mi | AirbnbVrbo |
Deer Haven Cottage I Long Range Mountain View Cabin | 3 bd · 2 ba · sleeps 6 | $18,670 | $259 | 20% | 4.8★ (15) | 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
$43,512
NOI
$16,752
Cash flow /mo
-$1,487
Cash needed
$174,650
Cash-on-cash
-10.2%
ROE (yr 1)
1.0%
Cap rate
3.1%
DSCR
0.48
Year-1 write-off
$116,689
Year-1 tax shield @ 32%
$37,341
Year-1 return on equity
- Cash flow (annual)-$17,843
- Principal paydown$3,501
- Appreciation at%$16,050
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,702
- Platform fees (3% of revenue)$1,305
- Maintenance / capex (5% of revenue)$2,176
- Utilities & supplies$4,200
- HOA$1,584
- Property tax$3,015
- Insurance (STR-rated)$5,778
Cash needed to close
- Down payment (25%)$133,750
- Closing costs (4.0%)$21,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,341
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
$513,000
Short-life (5/15-yr)
$96,000 · 19%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$37,000
Land 4% (county tax record, market value split) · building $417,000 over 39 years · new furniture $20,000
Based on: 2,376 sq ft, built 2005, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $72,000 in year 1 (10% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$11,000 new × 40% good × 1.90 allocation
- $6,800
Kitchen countertopsdefault
$9,000 new × 40% good × 1.90 allocation
- $3,200
Decorative trimdefault
$4,200 new × 40% good × 1.90 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.90 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.90 allocation
- $4,600
Window coverings (24)default
$6,000 new × 40% good × 1.90 allocation
- $5,800
Carpet, vinyl & laminate (50% of floors)listing
$7,600 new × 40% good × 1.90 allocation
- $9,400
Kitchen & laundry equipment plumbingdefault
$8,600 new × 58% good × 1.90 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 58% good × 1.90 allocation
- $4,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.90 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,600
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 1.90 allocation
- $9,200
Landscaping (typical)default
$9,700 new × 50% good × 1.90 allocation
- $2,200
Patiosdefault
$2,300 new × 50% good × 1.90 allocation
- $25,400
Decks & porches (attached)listing
$26,700 new × 50% good × 1.90 allocation
- $318,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$258,000 new × 65% good × 1.90 allocation
- $29,500
Building plumbing & fixturesdefault
$26,800 new × 58% good × 1.90 allocation
- $30,200
Building electrical & lightingdefault
$27,400 new × 58% good × 1.90 allocation
- $20,300
HVACdefault
$26,800 new × 40% good × 1.90 allocation
- $5,800
Hardwood & tile floorsdefault
$7,600 new × 40% good × 1.90 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.90 allocation
- $11,400
Septic systemlisting
$12,000 new × 50% good × 1.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,900 | $46,400 | $1,300 | $116,700 |
| 2 | $0 | $0 | $10,700 | $10,700 |
| 3 | $0 | $0 | $10,700 | $10,700 |
| 4 | $0 | $0 | $10,700 | $10,700 |
| 5 | $0 | $0 | $10,700 | $10,700 |
| 6+ | $0 | $0 | $373,300 | $373,300 |
| Total | $68,900 | $46,400 | $417,500 | $532,800 |
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.