130 Alm Ln
Ellijay, GA 30540
$415,000
3 bd · 2 ba · 2,576 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
2,576
Lot sqft
33,977
HOA / mo
None
Furnished
No
List date
2026-10-01T18:34:58.000000Z
Revenue
Annual revenue
$39,268
ADR
$230
Occupancy
47%
Cleaning fees (12 mo)
$7,664
Confidence
Low (37.11), 35 comps
Comp revenue range (p25 / median / p75)
3BR Dog Friendly | Pool | Fireplace | Deck
Cabin · 3 bd · 2.5 ba · sleeps 9 · 0.2 mi
Revenue $5,974ADR $273Occ ≈ 6%4.3★ (15)
Mtn Retreat w/ fire pit & games
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $24,019ADR $185Occ ≈ 36%5★ (26)
Hardwood Hideaway
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $33,118ADR $181Occ ≈ 50%4★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dreamy Ellijay Resort Cabin w/ Game Room & Decks! Cabin | 3 bd · 3 ba · sleeps 8 | $20,608 | $207 | 27% | 4.8★ (80) | 0.1 mi | AirbnbVrboBooking |
Star Seasons Retreat| Breathe Relax Enjoy House | 3 bd · 2.5 ba · sleeps 9 | $20,395 | $166 | 34% | 4.2★ (8) | 0.1 mi | AirbnbVrboBooking |
Hillside Hideaway Cabin | 3 bd · 3 ba · sleeps 10 | $41,779 | $334 | 34% | 5★ (5) | 0.2 mi | AirbnbVrbo |
3BR Dog Friendly | Pool | Fireplace | Deck Cabin | 3 bd · 2.5 ba · sleeps 9 | $5,974 | $273 | 6% | 4.3★ (15) | 0.2 mi | Airbnb |
Pet-Friendly Ellijay Cabin: Resort Perks + Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $30,153 | $0 | — | 4.9★ (26) | 0.2 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) | 0.3 mi | AirbnbVrboBooking |
Mtn Retreat w/ fire pit & games Cabin | 3 bd · 2 ba · sleeps 6 | $24,019 | $185 | 36% | 5★ (26) | 0.3 mi | Airbnb |
Modern Luxurious Mountain cabin w/resort amenities Cabin | 3 bd · 2 ba · sleeps 7 | $32,642 | $176 | 51% | 4.8★ (78) | 0.3 mi | AirbnbVrboBooking |
3 BR home with pool table and hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $7,741 | $316 | 7% | 3.6★ (3) | 0.3 mi | AirbnbVrboBooking |
Hardwood Hideaway Vacation home | 3 bd · 2 ba · sleeps 7 | $33,118 | $181 | 50% | 4★ (1) | 0.3 mi | Booking |
Show all 35 comps
A-Frame Creekside Retreat by EdgeWoods
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $6,003ADR $172Occ ≈ 10%5★ (4)
Rustic Sanctuary Cabin/3BR/2B
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $19,011ADR $205Occ ≈ 25%5★ (59)
Secluded Roaring River Escape w/Amazing Amenities!
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $41,563ADR $235Occ ≈ 48%4.8★ (393)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Game Room + Hot Tub + Deck Slide + Deer + Sleeps 8 Cabin | 3 bd · 3 ba · sleeps 8 | $44,513 | $234 | 52% | 5★ (172) | 0.4 mi | AirbnbVrbo |
LOVE DOGSNoFee/FencedYard|HotTub|FirePit|GameRoom Cabin | 3 bd · 3 ba · sleeps 8 | $46,970 | $326 | 39% | 5★ (24) | 0.4 mi | AirbnbVrbo |
Creekside Ellijay - Kid Friendly Escape Cabin | 3 bd · 3 ba · sleeps 9 | $72,327 | $326 | 61% | 5★ (37) | 0.4 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 |
River of Dreams - Secluded River Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $33,424 | $348 | 26% | 4.8★ (67) | 0.5 mi | AirbnbVrboBooking |
A-Frame Creekside Retreat by EdgeWoods Cabin | 3 bd · 2 ba · sleeps 8 | $6,003 | $172 | 10% | 5★ (4) | 0.5 mi | Airbnb |
Secluded Cabin-Pool access/7Beds Cabin | 3 bd · 3 ba · sleeps 9 | $48,273 | $216 | 61% | 4.8★ (156) | 0.5 mi | AirbnbVrbo |
Rustic Sanctuary Cabin/3BR/2B Cabin | 3 bd · 2 ba · sleeps 6 | $19,011 | $205 | 25% | 5★ (59) | 0.5 mi | Airbnb |
River Daze - A Beautiful River Front Brick House O Cabin | 3 bd · 2.5 ba · sleeps 10 | $23,549 | $357 | 18% | 4.7★ (77) | 0.6 mi | AirbnbVrboBooking |
Ellijay Luxe Cabin | Hot Tub~Sauna~Cold Plunge Cabin | 3 bd · 3 ba · sleeps 7 | $21,604 | $216 | 27% | 5★ (15) | 0.6 mi | AirbnbVrbo |
5-Star Cabin w/Hot Tub, Game Room, & Resort Perks! Cabin | 3 bd · 2.5 ba · sleeps 6 | $55,560 | $261 | 58% | 5★ (181) | 0.6 mi | AirbnbVrboBooking |
Cozy Ellijay Mountain Cabin • Hot Tub & Fireplace Cabin | 3 bd · 3 ba · sleeps 8 | $51,542 | $236 | 60% | 5★ (87) | 0.6 mi | AirbnbVrbo |
Ellijay Luxe Cabin | Hot Tub~Sauna~Cold Plunge Cabin | 3 bd · 3 ba · sleeps 7 | $5,955 | $258 | 6% | 5★ (2) | 0.6 mi | AirbnbVrbo |
Sauna • Hot Tub • Cold Plunge | Luxe Cabin Cabin | 3 bd · 3 ba · sleeps 7 | $34,887 | $287 | 33% | 5★ (19) | 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) | 0.6 mi | AirbnbVrbo |
Modern Ellijay Cabin Rental w/ Outdoor Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $19,762 | $168 | 32% | 5★ (47) | 0.6 mi | AirbnbVrboBooking |
Edgewater ideal for large group, river, basketball Cabin | 3 bd · 3 ba · sleeps 14 | $48,775 | $708 | 19% | 4.8★ (49) | 0.7 mi | AirbnbVrboBooking |
Modern rustic cabin~ Hot Tub~ Pet Friendly House | 3 bd · 3 ba · sleeps 8 | $7,289 | $235 | 8% | 5★ (4) | 0.7 mi | AirbnbVrbo |
River’s Echo - Riverfront Cabin in Ellijay Cabin | 3 bd · 3 ba · sleeps 6 | $71,765 | $299 | 66% | 5★ (330) | 0.7 mi | AirbnbVrbo |
Rapid Retreat-Coosawattee Cabin | 3 bd · 3 ba · sleeps 8 | $66,832 | $286 | 64% | 4.8★ (90) | 0.7 mi | AirbnbVrboBooking |
Secluded Roaring River Escape w/Amazing Amenities! Cabin | 3 bd · 3 ba · sleeps 7 | $41,563 | $235 | 48% | 4.8★ (393) | 0.7 mi | Airbnb |
Rapids’ Echo - Riverfront Cabin in Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $70,888 | $296 | 66% | 5★ (290) | 0.7 mi | AirbnbVrbo |
New Wellness Cabin-Sauna-Plunge-Hot Tub-Peloton Cabin | 3 bd · 2 ba · sleeps 8 | $78,830 | $330 | 65% | 5★ (71) | 0.7 mi | AirbnbVrbo |
Luxury River Cabin/pool table/ lit b-ball/ p. pong Cabin | 3 bd · 3 ba · sleeps 14 | $79,315 | $667 | 33% | 4.8★ (70) | 0.7 mi | AirbnbVrboBooking |
Shady River Retreat House | 3 bd · 3 ba · sleeps 6 | $34,514 | $203 | 47% | 4.9★ (211) | 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
Est. revenue
$39,268
NOI
$16,768
Cash flow /mo
$1,397
Cash needed
$451,100
Cash-on-cash (all cash)
3.7%
ROE (yr 1)
6.5%
Cap rate
4.0%
DSCR
—
Year-1 write-off
$74,586
Year-1 tax shield @ 32%
$23,868
Year-1 return on equity
- Cash flow (annual)$16,768
- Principal paydown (n/a, cash)$0
- Appreciation at%$12,450
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,854
- Platform fees (3% of revenue)$1,178
- Maintenance / capex (5% of revenue)$1,963
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,823
- Insurance (STR-rated)$4,482
Cash needed to close
- Purchase price (all cash)$415,000
- Closing costs (4.0%)$16,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,868
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
$407,000
Short-life (5/15-yr)
$55,000 · 13%
Year-1 deduction
$75,000
Year-1 tax shield @ 32%
$24,000
Land 2% (county tax record, market value split) · building $352,000 over 39 years · new furniture $20,000
Based on: 2,576 sq ft, built 2003, 3 bd / 2 ba, unfurnished, listing features (flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (9% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,100
Kitchen cabinetsdefault
$11,400 new × 40% good × 1.54 allocation
- $5,800
Kitchen countertopsdefault
$9,400 new × 40% good × 1.54 allocation
- $2,800
Decorative trimdefault
$4,500 new × 40% good × 1.54 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.54 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.54 allocation
- $4,000
Window coverings (26)default
$6,500 new × 40% good × 1.54 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$8,900 new × 54% good × 1.54 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 54% good × 1.54 allocation
- $2,500
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 1.54 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,100
Paving: driveway & walks (paved)default
$10,500 new × 50% good × 1.54 allocation
- $7,800
Landscaping (typical)default
$10,100 new × 50% good × 1.54 allocation
- $2,000
Patiosdefault
$2,500 new × 50% good × 1.54 allocation
- $2,000
Decks & porches (attached)default
$2,500 new × 50% good × 1.54 allocation
- $266,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$280,000 new × 62% good × 1.54 allocation
- $24,200
Building plumbing & fixturesdefault
$29,000 new × 54% good × 1.54 allocation
- $24,900
Building electrical & lightingdefault
$29,900 new × 54% good × 1.54 allocation
- $17,900
HVACdefault
$29,000 new × 40% good × 1.54 allocation
- $10,200
Hardwood & tile floorsdefault
$16,600 new × 40% good × 1.54 allocation
- $9,200
Septic systemlisting
$12,000 new × 50% good × 1.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,400 | $19,800 | $400 | $74,600 |
| 2 | $0 | $0 | $9,000 | $9,000 |
| 3 | $0 | $0 | $9,000 | $9,000 |
| 4 | $0 | $0 | $9,000 | $9,000 |
| 5 | $0 | $0 | $9,000 | $9,000 |
| 6+ | $0 | $0 | $315,900 | $315,900 |
| Total | $54,400 | $19,800 | $352,400 | $426,600 |
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: California, Georgia and Wisconsin disallow 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.