191 Roberts Ridge Rd
Ellijay, GA 30540
$449,000
3 bd · 2.5 ba · 2,106 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
2,106
Lot sqft
32,670
HOA / mo
$0
Furnished
No
List date
2026-10-26T20:04:00.000000Z
Revenue
Annual revenue
$44,186
ADR
$227
Occupancy
53%
Cleaning fees (12 mo)
$7,814
Confidence
Med (52.59), 36 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,672
Luxury cabin in county but not far from downtown. Hot tub on back porch.
House · 3 bd · 3.5 ba · sleeps 6 · 0.9 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $17,676ADR $270Occ ≈ 18%4.9★ (20)
The Huff House on Boardtown
House · 3 bd · 2 ba · sleeps 6 · 1.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $5,151ADR $253Occ ≈ 6%5★ (17)
Mountainview Lake Retreat
Vacation home · 3 bd · 2 ba · sleeps 6 · 1.3 mi
Revenue $12,057ADR $360Occ ≈ 9%4.8★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet-friendly, close to Ellijay, hot tub Cabin
| 3 bd · 2.5 ba · sleeps 6 | $28,409 | $267 | 29% | 5★ (5) | 0.4 mi | AirbnbVrboBooking |
Luxury cabin in county but not far from downtown. Hot tub on back porch. House
| 3 bd · 3.5 ba · sleeps 6 | $17,676 | $270 | 18% | 4.9★ (20) | 0.9 mi | Vrbo |
< 3 miles to Downtown, Hot tub and Firepit / Cabin Cabin
| 3 bd · 2 ba · sleeps 8 | $40,672 | $182 | 61% | 5★ (310) | 1.0 mi | AirbnbVrboBooking |
Cabin in Ellijay w/ Hot Tub & Fire Pit Cabin
| 3 bd · 2 ba · sleeps 6 | $38,487 | $286 | 37% | 4.9★ (11) | 1.0 mi | AirbnbVrboBooking |
The Huff House on Boardtown House
| 3 bd · 2 ba · sleeps 6 | $5,151 | $253 | 6% | 5★ (17) | 1.2 mi | Airbnb |
Angler's Escape | Ellyjay, GA Cabin
| 3 bd · 3.5 ba · sleeps 6 | $56,909 | $413 | 38% | 4.8★ (6) | 1.3 mi | AirbnbVrbo |
Riverfront Modern Cabin/hot tub, 1 min to Ellijay Cabin
| 3 bd · 2.5 ba · sleeps 7 | $70,794 | $462 | 42% | 5★ (87) | 1.3 mi | AirbnbVrbo |
Mountainview Lake Retreat Vacation home | 3 bd · 2 ba · sleeps 6 | $12,057 | $360 | 9% | 4.8★ (2) | 1.3 mi | Booking |
Heart of Ellijay | Dining| Shops | Hikes| Wineries Cottage
| 3 bd · 3 ba · sleeps 6 | $54,806 | $241 | 62% | 5★ (185) | 1.4 mi | AirbnbVrbo |
BumbleBeeCottage historicEllijay House
| 3 bd · 2 ba · sleeps 6 | $77,681 | $347 | 61% | — | 1.4 mi | AirbnbVrbo |
Show 25 more
Golf, hot tub, pets, arcade, mountain, relaxation!
House · 3 bd · 3 ba · sleeps 6 · 1.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $35,308ADR $204Occ ≈ 47%4.6★ (18)
AJ's Lake House w/ kayaks and a custom fire pit
Cabin · 3 bd · 2 ba · sleeps 6 · 1.5 mi
Revenue $58,661ADR $306Occ ≈ 53%4.8★ (15)
Delisted
Cozy Cabin
Cabin · 3 bd · 2 ba · sleeps 8 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $49,525ADR $183Occ ≈ 74%5★ (104)
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi
Cabin · 3 bd · 3.5 ba · sleeps 6 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $65,983ADR $261Occ ≈ 69%5★ (45)
Mountain River Retreat Star5Vacations NEW!
House · 3 bd · 2.5 ba · sleeps 8 · 1.6 mi
Revenue $47,697ADR $282Occ ≈ 46%4.8★ (69)
Thistle Patch @ Blue Cactus Cottages
Cabin · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $35,088ADR $114Occ ≈ 84%4.8★ (14)
Heaven Bound
Cabin · 3 bd · 3 ba · sleeps 7 · 2.0 mi
Revenue $34,363ADR $181Occ ≈ 52%4.9★ (110)
Delisted
NEW 3-bedroom cozy cabin on 3 acres in awesome Ellijay, with a hot tub!
Cabin · 3 bd · 2 ba · sleeps 8 · 2.1 mi
- A/C
- Wifi
- Washer
Revenue $66,609ADR $233Occ ≈ 78%5★ (1)
Creekside Cabin w/ Fire Pit, Game Room & Hottub
Cabin · 3 bd · 3 ba · sleeps 7 · 2.1 mi
Revenue $14,757ADR $375Occ ≈ 11%4.9★ (80)
Delisted
Cool Waters
House · 3 bd · 2 ba · sleeps 6 · 2.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $29,702ADR $204Occ ≈ 40%4.8★ (14)
Best of Both Worlds, Minutes to Ellijay, Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 2.2 mi
Revenue $5,430ADR $246Occ ≈ 6%5★ (67)
River Nest: large hot tub+kayaks+tubes+EV charger
Cabin · 3 bd · 2.5 ba · sleeps 8 · 2.2 mi
Revenue $65,022ADR $413Occ ≈ 43%5★ (49)
Creekside, Hottub, Pet Friendlly & Firepit.
Cabin · 3 bd · 3 ba · sleeps 7 · 2.2 mi
Revenue $29,688ADR $229Occ ≈ 36%4.6★ (5)
Delisted
River Front- Pet Friendly-Close to Wineries
Cabin · 3 bd · 2 ba · sleeps 6 · 2.2 mi
Revenue $36,794ADR $301Occ ≈ 33%4.8★ (72)
Scenic River Retreat with Hot Tub & Spacious Deck
Cabin · 3 bd · 2.5 ba · sleeps 7 · 2.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $45,894ADR $206Occ ≈ 61%4.9★ (74)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Golf, hot tub, pets, arcade, mountain, relaxation! House
| 3 bd · 3 ba · sleeps 6 | $35,308 | $204 | 47% | 4.6★ (18) | 1.4 mi | Airbnb |
Valhalla - 3BR River View Cabin in Ellijay! Cabin | 3 bd · 3.5 ba · sleeps 10 | $12,743 | $365 | 10% | 5★ (32) | 1.5 mi | AirbnbVrbo |
Wolves Den Cabin
| 3 bd · 3.5 ba · sleeps 8 | $71,636 | $320 | 61% | 4.9★ (103) | 1.5 mi | AirbnbVrbo |
AJ's Lake House w/ kayaks and a custom fire pit Cabin | 3 bd · 2 ba · sleeps 6 | $58,661 | $306 | 53% | 4.8★ (15) | 1.5 mi | Delisted |
Cozy Cabin Cabin
| 3 bd · 2 ba · sleeps 8 | $49,525 | $183 | 74% | 5★ (104) | 1.6 mi | Airbnb |
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi Cabin
| 3 bd · 3.5 ba · sleeps 6 | $65,983 | $261 | 69% | 5★ (45) | 1.6 mi | Airbnb |
Mountain River Retreat Star5Vacations NEW! House | 3 bd · 2.5 ba · sleeps 8 | $47,697 | $282 | 46% | 4.8★ (69) | 1.6 mi | Airbnb |
Hemingway-Blue Cactus Cottages Cottage | 3 bd · 3 ba · sleeps 6 | $31,690 | $162 | 54% | 5★ (10) | 1.8 mi | AirbnbBooking |
Thistle Patch @ Blue Cactus Cottages Cabin | 3 bd · 2 ba · sleeps 6 | $35,088 | $114 | 84% | 4.8★ (14) | 1.8 mi | Airbnb |
Heaven Bound Cabin | 3 bd · 3 ba · sleeps 7 | $34,363 | $181 | 52% | 4.9★ (110) | 2.0 mi | Delisted |
Riverside Retreat: Fireplace, Hot tub and pool! Cabin
| 3 bd · 2 ba · sleeps 6 | $39,308 | $231 | 47% | 4.9★ (40) | 2.1 mi | AirbnbVrbo |
NEW 3-bedroom cozy cabin on 3 acres in awesome Ellijay, with a hot tub! Cabin
| 3 bd · 2 ba · sleeps 8 | $66,609 | $233 | 78% | 5★ (1) | 2.1 mi | Vrbo |
Creekside Cabin w/ Fire Pit, Game Room & Hottub Cabin | 3 bd · 3 ba · sleeps 7 | $14,757 | $375 | 11% | 4.9★ (80) | 2.1 mi | Delisted |
Riverfront Ellijay Cabin w/ Deck + Pool Access! Cabin
| 3 bd · 2 ba · sleeps 6 | $47,091 | $178 | 72% | 4.5★ (86) | 2.1 mi | AirbnbVrboBooking |
Cool Waters House
| 3 bd · 2 ba · sleeps 6 | $29,702 | $204 | 40% | 4.8★ (14) | 2.2 mi | Airbnb |
Riverfront Ellijay Cabin w/Hot Tub+Arcade-Sleeps 6 Cabin
| 3 bd · 2 ba · sleeps 6 | $47,819 | $204 | 64% | 5★ (148) | 2.2 mi | AirbnbVrboBooking |
Best of Both Worlds, Minutes to Ellijay, Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $5,430 | $246 | 6% | 5★ (67) | 2.2 mi | Airbnb |
River Nest: large hot tub+kayaks+tubes+EV charger Cabin | 3 bd · 2.5 ba · sleeps 8 | $65,022 | $413 | 43% | 5★ (49) | 2.2 mi | Airbnb |
New-Pets, Creekside, Hot Tub, Fire Pit & Game Room Cabin
| 3 bd · 3 ba · sleeps 7 | $38,413 | $260 | 40% | 4.8★ (71) | 2.2 mi | AirbnbVrboBooking |
Creekside, Hottub, Pet Friendlly & Firepit. Cabin | 3 bd · 3 ba · sleeps 7 | $29,688 | $229 | 36% | 4.6★ (5) | 2.2 mi | Delisted |
Pet-Friendly Creekside Cabin w/ Hot Tub & Games Chalet
| 3 bd · 3 ba · sleeps 7 | $64,067 | $894 | 20% | — | 2.2 mi | AirbnbBooking |
Troutin` Along | Ellijay, GA Cabin
| 3 bd · 2.5 ba · sleeps 6 | $55,426 | $360 | 42% | 5★ (21) | 2.2 mi | AirbnbVrbo |
River Front- Pet Friendly-Close to Wineries Cabin | 3 bd · 2 ba · sleeps 6 | $36,794 | $301 | 33% | 4.8★ (72) | 2.2 mi | Airbnb |
Scenic River Retreat with Hot Tub & Spacious Deck Cabin
| 3 bd · 2.5 ba · sleeps 7 | $45,894 | $206 | 61% | 4.9★ (74) | 2.2 mi | Airbnb |
Riverfront Cabin-Hot Tub-Mini Golf-Arcade-Fire Pit Cabin
| 3 bd · 2.5 ba · sleeps 10 | $83,374 | $373 | 61% | 5★ (59) | 2.3 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
$44,186
NOI
$20,114
Cash flow /mo
$1,676
Cash needed
$486,460
Cash-on-cash (all cash)
4.1%
ROE (yr 1)
6.9%
Cap rate
4.5%
DSCR
—
Year-1 write-off
$104,093
Year-1 tax shield @ 32%
$33,310
Year-1 return on equity
- Cash flow (annual)$20,114
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,470
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)$8,837
- Platform fees (3% of revenue)$1,326
- Maintenance / capex (5% of revenue)$2,209
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,651
- Insurance (STR-rated)$4,849
Cash needed to close
- Purchase price (all cash)$449,000
- Closing costs (4.0%)$17,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,310
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
$434,000
Short-life (5/15-yr)
$84,000 · 19%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 3% (county tax record, market value split) · building $350,000 over 39 years · new furniture $20,000
Based on: 2,106 sq ft, built 2004, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (10% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,600
Kitchen cabinetsdefault
$10,400 new × 40% good × 1.83 allocation
- $7,800
Kitchen countertops (stone)listing
$10,700 new × 40% good × 1.83 allocation
- $2,700
Decorative trimdefault
$3,700 new × 40% good × 1.83 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.83 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.83 allocation
- $3,900
Window coverings (21)default
$5,300 new × 40% good × 1.83 allocation
- $5,000
Carpet, vinyl & laminate (50% of floors)listing
$6,800 new × 40% good × 1.83 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$8,100 new × 56% good × 1.83 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 56% good × 1.83 allocation
- $2,100
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 1.83 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,700
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 1.83 allocation
- $8,400
Landscaping (typical)default
$9,200 new × 50% good × 1.83 allocation
- $1,900
Patiosdefault
$2,100 new × 50% good × 1.83 allocation
- $21,700
Decks & porches (attached)listing
$23,700 new × 50% good × 1.83 allocation
- $265,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,600 new × 63% good × 1.83 allocation
- $24,300
Building plumbing & fixturesdefault
$23,700 new × 56% good × 1.83 allocation
- $24,600
Building electrical & lightingdefault
$24,000 new × 56% good × 1.83 allocation
- $17,400
HVACdefault
$23,700 new × 40% good × 1.83 allocation
- $5,000
Hardwood & tile floorsdefault
$6,800 new × 40% good × 1.83 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.83 allocation
- $11,000
Septic systemlisting
$12,000 new × 50% good × 1.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,000 | $40,700 | $400 | $104,100 |
| 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 | $313,500 | $313,500 |
| Total | $63,000 | $40,700 | $349,700 | $453,400 |
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: 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.