35 Dora Ln
Ellijay, GA 30540
$684,900
3 bd · 3.5 ba · 2,990 sqft · Listed 23d ago
View on Realtor.com →Year built
2006
Sqft
2,990
Lot sqft
—
HOA / mo
$99
Furnished
No
List date
2026-09-04T19:52:10.000000Z
Revenue
Annual revenue
$38,844
ADR
$247
Occupancy
43%
Cleaning fees (12 mo)
$9,118
Confidence
Low (48.68), 34 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Hemlock Hideaway House | 3 bd · 2.5 ba · sleeps 7 | $30,280 | $270 | 31% | 5★ (90) | 0.2 mi | AirbnbVrboBooking |
 Coosawattee River Resort Home Mins from Blue Ridge Cabin | 3 bd · 3.5 ba · sleeps 8 | $25,149 | $226 | 30% | 4.7★ (96) | 0.2 mi | AirbnbVrboBooking |
 Goose Rock: River Fun+Design Coolness+Apple Pie Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,434 | $338 | 30% | 5★ (132) | 0.2 mi | AirbnbVrbo |
 Dog-Friendly | Hot Tub + Indoor Pool, Firepit Cabin | 3 bd · 2.5 ba · sleeps 8 | $33,944 | $254 | 37% | 5★ (18) | 0.3 mi | AirbnbVrbo |
 Cozy Ellijay Cabin: Hot Tub, Yard, & Resort Access Cabin | 3 bd · 2.5 ba · sleeps 8 | $53,907 | $189 | 78% | 5★ (44) | 0.3 mi | AirbnbVrboBooking |
 Coosawattee Mountain Lodge | Sleeps 6 | Hot Tub House | 3 bd · 3.5 ba · sleeps 6 | $20,912 | $359 | 16% | 5★ (5) | 0.3 mi | AirbnbVrbo |
 Deer Run | Coosawattee Resort Amenities Cabin | 3 bd · 3 ba · sleeps 6 | $26,393 | $271 | 27% | 5★ (39) | 0.4 mi | AirbnbVrbo |
 'The River Rest' Ellijay Cabin w/ Hot Tub! Cabin | 3 bd · 3 ba · sleeps 10 | $31,353 | $308 | 28% | 4.9★ (57) | 0.4 mi | AirbnbVrboBooking |
 Fireplaces*Firepit*Hot Tub Lounge Deck*Game Room Cabin | 3 bd · 3 ba · sleeps 10 | $51,365 | $292 | 48% | 4.9★ (129) | 0.4 mi | AirbnbVrbo |
 Cute 3/3 cabin: firepit, games, resort amenities! Cabin | 3 bd · 3 ba · sleeps 8 | $26,048 | $221 | 32% | 4.9★ (33) | 0.4 mi | AirbnbVrbo |
Show all 34 comps
Riverfront cabin, Game Room, Hot tub, Private
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.4 mi
Revenue $9,449ADR $398Occ ≈ 7%4.8★ (69)
Secluded Coosawattee Cabin: Ideal Ellijay Retreat for Rest & Relaxation
Cabin · 3 bd · 3 ba · sleeps 9 · 0.6 mi
Revenue $3,769ADR $471Occ ≈ 2%5★
R & R River | No Pet Fees | Sleeps 6 | Coosawattee | pool table | sauna
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $54,432ADR $315Occ ≈ 47%4.8★ (107)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River Nest: large hot tub+kayaks+tubes+EV charger Cabin | 3 bd · 2.5 ba · sleeps 8 | $69,914 | $394 | 49% | 5★ (49) | 0.4 mi | AirbnbVrbo |
Fully-Fenced w/Pool & Resort Access, Pet-Friendly Cabin | 3 bd · 2.5 ba · sleeps 8 | $40,327 | $273 | 40% | 5★ (97) | 0.4 mi | AirbnbVrboBooking |
Riverfront cabin, Game Room, Hot tub, Private Cabin | 3 bd · 2.5 ba · sleeps 10 | $9,449 | $398 | 7% | 4.8★ (69) | 0.4 mi | Airbnb |
Riverview Hideaway | Dog-Friendly Riverview Cabin Cabin | 3 bd · 2.5 ba · sleeps 8 | $22,043 | $399 | 15% | 4.8★ (32) | 0.4 mi | AirbnbVrbo |
Riverbend House Cabin | 3 bd · 3 ba · sleeps 10 | $36,139 | $344 | 29% | 4.9★ (131) | 0.5 mi | AirbnbVrbo |
The Cabin On Faraday | Ellijay, GA Cabin | 3 bd · 3.5 ba · sleeps 8 | $63,154 | $414 | 42% | 4.9★ (48) | 0.5 mi | AirbnbVrbo |
River Retreat | Ellijay, Georgia Cabin | 3 bd · 3 ba · sleeps 8 | $41,621 | $362 | 32% | 5★ (16) | 0.5 mi | AirbnbVrbo |
Epic Mtn Views! Hot Tub, Spacious Decks, Game Room Cabin | 3 bd · 3 ba · sleeps 9 | $80,993 | $315 | 70% | 5★ (91) | 0.5 mi | AirbnbVrbo |
Luxury Cabin w/ Hot Tub + Game Room, Sleeps 10 Cabin | 3 bd · 3 ba · sleeps 10 | $33,458 | $295 | 31% | 5★ (83) | 0.5 mi | AirbnbVrboBooking |
Cozy cabin in Ellijay, near Blue Ridge ! House | 3 bd · 3 ba · sleeps 9 | $62,426 | $311 | 55% | 5★ (45) | 0.5 mi | AirbnbVrboBooking |
Secluded Coosawattee Cabin: Ideal Ellijay Retreat for Rest & Relaxation Cabin | 3 bd · 3 ba · sleeps 9 | $3,769 | $471 | 2% | 5★ | 0.6 mi | Vrbo |
Family-Friendly Cabin | Games • Hot Tub • Fire Pit Cabin | 3 bd · 4 ba · sleeps 8 | $42,761 | $321 | 36% | 5★ (19) | 0.6 mi | AirbnbVrbo |
S'mours & Pours House | 3 bd · 3.5 ba · sleeps 8 | $7,309 | $257 | 8% | 5★ (8) | 0.6 mi | AirbnbVrbo |
Deer Haven-Hot Tub • Game Room • Outdoor Fireplace Cabin | 3 bd · 3 ba · sleeps 6 | $33,750 | $262 | 35% | 5★ (13) | 0.6 mi | AirbnbVrbo |
Elkhorn Lodge - Coosawattee River Resort Cabin | 3 bd · 3 ba · sleeps 8 | $41,986 | $226 | 51% | 5★ (72) | 0.6 mi | AirbnbVrboBooking |
Ellijay Cabin w/ Game Rm + Fire Pit | Dog-Friendly Cabin | 3 bd · 3 ba · sleeps 8 | $24,520 | $299 | 22% | 5★ (38) | 0.6 mi | AirbnbVrbo |
R & R River | No Pet Fees | Sleeps 6 | Coosawattee | pool table | sauna Cabin | 3 bd · 3 ba · sleeps 6 | $54,432 | $315 | 47% | 4.8★ (107) | 0.7 mi | Vrbo |
Expansive Mountain Views | Coffee Bar & Comfy Beds Cabin | 3 bd · 2.5 ba · sleeps 7 | $24,242 | $282 | 24% | 5★ (14) | 0.7 mi | AirbnbVrbo |
Riversong Hot Tub Theater Game Room Resort Access Cabin | 3 bd · 3.5 ba · sleeps 10 | $38,621 | $282 | 38% | 5★ (71) | 0.7 mi | AirbnbVrbo |
'Next Stop Heaven' Game Room & Multiple Decks Cabin | 3 bd · 3 ba · sleeps 10 | $35,486 | $318 | 31% | 5★ (46) | 0.7 mi | AirbnbVrboBooking |
Deer Haven Getaways - Resort Access Cabin | 3 bd · 3 ba · sleeps 8 | $10,513 | $228 | 13% | 4.7★ (46) | 0.7 mi | AirbnbVrbo |
Dreamy wooded escape w/2 decks, resort access, WiFi, gas grills, hot tub/pool Cabin | 3 bd · 3 ba · sleeps 8 | $15,641 | $212 | 20% | 4.5★ (20) | 0.7 mi | VrboBooking |
Amazing View / Sunset / Hot Tub / Covered Deck Cabin | 3 bd · 3 ba · sleeps 8 | $69,277 | $256 | 74% | 5★ (140) | 0.7 mi | AirbnbVrbo |
Pet-Friendly, Pool, Game Room & Hot tub & Firepit Cabin | 3 bd · 3 ba · sleeps 8 | $55,329 | $236 | 64% | 4.9★ (58) | 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
$38,844
NOI
$11,519
Cash flow /mo
-$2,731
Cash needed
$224,121
Cash-on-cash
-14.6%
ROE (yr 1)
-3.5%
Cap rate
1.7%
DSCR
0.26
Year-1 write-off
$159,266
Year-1 tax shield @ 32%
$50,965
Year-1 return on equity
- Cash flow (annual)-$32,769
- Principal paydown$4,482
- Appreciation at%$20,547
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,769
- Platform fees (3% of revenue)$1,165
- Maintenance / capex (5% of revenue)$1,942
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$3,664
- Insurance (STR-rated)$7,397
Cash needed to close
- Down payment (25%)$171,225
- Closing costs (4.0%)$27,396
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,965
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
$665,000
Short-life (5/15-yr)
$132,000 · 20%
Year-1 deduction
$159,000
Year-1 tax shield @ 32%
$51,000
Land 3% (county tax record, market value split) · building $533,000 over 39 years · new furniture $26,000
Based on: 2,990 sq ft, built 2006, 3 bd / 3.5 ba, unfurnished, listing features (deck, patio, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $106,000 in year 1 (12% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.89 allocation
- $7,600
Kitchen countertopsdefault
$10,100 new × 40% good × 1.89 allocation
- $3,900
Decorative trimdefault
$5,200 new × 40% good × 1.89 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.89 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.89 allocation
- $5,700
Window coverings (30)default
$7,500 new × 40% good × 1.89 allocation
- $7,300
Carpet, vinyl & laminate (50% of floors)listing
$9,600 new × 40% good × 1.89 allocation
- $10,900
Kitchen & laundry equipment plumbingdefault
$9,600 new × 60% good × 1.89 allocation
- $6,600
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 60% good × 1.89 allocation
- $5,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.89 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,400
Paving: driveway & walks (paved)default
$14,200 new × 50% good × 1.89 allocation
- $10,300
Landscaping (typical)default
$10,900 new × 50% good × 1.89 allocation
- $12,700
Patioslisting
$13,500 new × 50% good × 1.89 allocation
- $31,700
Decks & porches (attached)listing
$33,600 new × 50% good × 1.89 allocation
- $5,700
Fencinglisting
$6,000 new × 50% good × 1.89 allocation
- $408,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$325,100 new × 67% good × 1.89 allocation
- $38,200
Building plumbing & fixturesdefault
$33,700 new × 60% good × 1.89 allocation
- $39,800
Building electrical & lightingdefault
$35,200 new × 60% good × 1.89 allocation
- $25,400
HVACdefault
$33,700 new × 40% good × 1.89 allocation
- $7,300
Hardwood & tile floorsdefault
$9,600 new × 40% good × 1.89 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.89 allocation
- $11,300
Septic systemlisting
$12,000 new × 50% good × 1.89 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,800 | $73,700 | $1,700 | $159,300 |
| 2 | $0 | $0 | $13,700 | $13,700 |
| 3 | $0 | $0 | $13,700 | $13,700 |
| 4 | $0 | $0 | $13,700 | $13,700 |
| 5 | $0 | $0 | $13,700 | $13,700 |
| 6+ | $0 | $0 | $476,400 | $476,400 |
| Total | $83,800 | $73,700 | $532,700 | $690,300 |
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.