20 Foxhound Ct
Ellijay, GA 30540
$650,000
4 bd · 4 ba · 2,580 sqft · Listed 4d ago
View on Realtor.com →Year built
2012
Sqft
2,580
Lot sqft
19,602
HOA / mo
$99
Furnished
No
List date
2026-09-23T18:27:24.000000Z
Revenue
Annual revenue
$40,765
ADR
$260
Occupancy
43%
Cleaning fees (12 mo)
$8,256
Confidence
Low (46.6), 13 comps
Comp revenue range (p25 / median / p75)
Beautiful Bear Hugs Cabin 4BR/3 Bath, Pool table, FREE WIFI
Cabin · 4 bd · 3 ba · sleeps 12 · 0.1 mi
Revenue $16,109ADR $271Occ ≈ 16%4.8★ (191)
Beary Happy offers Extensive Game Room, Hot Tub, a
Cabin · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $26,404ADR $326Occ ≈ 22%4.8★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
It`s 5 O`clock Somewhere Cabin | 4 bd · 3 ba · sleeps 10 | $32,498 | $217 | 41% | 4.5★ (42) | 0.1 mi | AirbnbVrboBooking |
Beautiful Bear Hugs Cabin 4BR/3 Bath, Pool table, FREE WIFI Cabin | 4 bd · 3 ba · sleeps 12 | $16,109 | $271 | 16% | 4.8★ (191) | 0.1 mi | Vrbo |
Beary Happy offers Extensive Game Room, Hot Tub, a Cabin | 4 bd · 3 ba · sleeps 8 | $26,404 | $326 | 22% | 4.8★ (5) | 0.3 mi | Vrbo |
Serene Getaway | HotTub, Games, CoffeeBar + Resort Cabin | 4 bd · 3 ba · sleeps 8 | $11,271 | $233 | 13% | 5★ (15) | 0.3 mi | AirbnbVrbo |
Buck Valley Lodge Home for 12 Cabin | 4 bd · 3 ba · sleeps 12 | $15,284 | $295 | 14% | 4.9★ (111) | 0.4 mi | AirbnbVrboBooking |
Mountain River Lodge | River View Cabin in Ellijay Cabin | 4 bd · 3 ba · sleeps 10 | $69,749 | $413 | 46% | 4.9★ (60) | 0.4 mi | AirbnbVrbo |
Cool off in the River, or the Community pool. Cabin | 4 bd · 3.5 ba · sleeps 10 | $44,380 | $309 | 39% | 4.6★ (103) | 0.6 mi | AirbnbVrbo |
Riverfront Cabin — Hot Tub, Bar, & Fireplace Cabin | 4 bd · 4.5 ba · sleeps 10 | $59,808 | $506 | 32% | 5★ (45) | 0.6 mi | AirbnbVrbo |
Riverfront Escape | Hot Tub • Game Room • Fire Pit House | 4 bd · 3.5 ba · sleeps 10 | $36,352 | $498 | 20% | 4.7★ (7) | 0.6 mi | AirbnbVrboBooking |
Modern Mountain Luxe: Hot Tub & Dream Porch House | 4 bd · 3 ba · sleeps 8 | $37,915 | $374 | 28% | 4.9★ (11) | 0.6 mi | AirbnbVrboBooking |
Show all 13 comps
Tucked Away Cabin
Vacation home · 4 bd · 4 ba · sleeps 14 · 0.7 mi
Revenue $36,542ADR $428Occ ≈ 23%—
Luxury Mountain Cabin with Hot Tub, Sauna & Game Room Near Ellijay in Georgia
Vacation home · 4 bd · 3 ba · sleeps 14 · 0.7 mi
Revenue $27,744ADR $524Occ ≈ 15%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverfront Escape w/ New Hot Tub & Fire Pits Cabin | 4 bd · 4.5 ba · sleeps 12 | $74,399 | $450 | 45% | 5★ (93) | 0.6 mi | AirbnbVrboBooking |
Tucked Away Cabin Vacation home | 4 bd · 4 ba · sleeps 14 | $36,542 | $428 | 23% | — | 0.7 mi | Booking |
Luxury Mountain Cabin with Hot Tub, Sauna & Game Room Near Ellijay in Georgia Vacation home | 4 bd · 3 ba · sleeps 14 | $27,744 | $524 | 15% | — | 0.7 mi | Booking |
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
$40,765
NOI
$16,364
Cash flow /mo
-$2,139
Cash needed
$217,500
Cash-on-cash
-11.8%
ROE (yr 1)
-0.9%
Cap rate
2.5%
DSCR
0.39
Year-1 write-off
$139,829
Year-1 tax shield @ 32%
$44,745
Year-1 return on equity
- Cash flow (annual)-$25,668
- Principal paydown$4,254
- Appreciation at%$19,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,153
- Platform fees (3% of revenue)$1,223
- Maintenance / capex (5% of revenue)$2,038
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$579
- Insurance (STR-rated)$7,020
Cash needed to close
- Down payment (25%)$162,500
- Closing costs (4.0%)$26,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,745
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
$634,000
Short-life (5/15-yr)
$109,000 · 17%
Year-1 deduction
$140,000
Year-1 tax shield @ 32%
$45,000
Land 2% (county tax record, market value split) · building $525,000 over 39 years · new furniture $29,000
Based on: 2,580 sq ft, built 2012, 4 bd / 4 ba, unfurnished, listing features (patio, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $115,000 in year 1 (13% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,600
Kitchen cabinetsdefault
$11,500 new × 44% good × 1.90 allocation
- $7,800
Kitchen countertopsdefault
$9,400 new × 44% good × 1.90 allocation
- $3,800
Decorative trimdefault
$4,500 new × 44% good × 1.90 allocation
- $500
Mirrorsdefault
$600 new × 40% good × 1.90 allocation
- $1,300
Shelvingdefault
$1,500 new × 44% good × 1.90 allocation
- $4,900
Window coverings (26)default
$6,500 new × 40% good × 1.90 allocation
- $12,600
Carpet, vinyl & laminate (100% of floors)listing
$16,600 new × 40% good × 1.90 allocation
- $12,200
Kitchen & laundry equipment plumbingdefault
$8,900 new × 72% good × 1.90 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 72% good × 1.90 allocation
- $5,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.90 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,000
Paving: driveway & walks (paved)default
$10,500 new × 50% good × 1.90 allocation
- $9,600
Landscaping (typical)default
$10,100 new × 50% good × 1.90 allocation
- $11,000
Patioslisting
$11,600 new × 50% good × 1.90 allocation
- $2,400
Decks & porches (attached)default
$2,500 new × 50% good × 1.90 allocation
- $5,700
Fencinglisting
$6,000 new × 50% good × 1.90 allocation
- $4,700
Gazebo / pergolalisting
$5,000 new × 50% good × 1.90 allocation
- $406,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$279,800 new × 77% good × 1.90 allocation
- $39,700
Building plumbing & fixturesdefault
$29,100 new × 72% good × 1.90 allocation
- $40,900
Building electrical & lightingdefault
$30,000 new × 72% good × 1.90 allocation
- $22,000
HVACdefault
$29,100 new × 40% good × 1.90 allocation
- $4,400
Fireplaces (2)listing
$5,300 new × 44% 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 | $94,700 | $43,400 | $1,700 | $139,800 |
| 2 | $0 | $0 | $13,500 | $13,500 |
| 3 | $0 | $0 | $13,500 | $13,500 |
| 4 | $0 | $0 | $13,500 | $13,500 |
| 5 | $0 | $0 | $13,500 | $13,500 |
| 6+ | $0 | $0 | $469,500 | $469,500 |
| Total | $94,700 | $43,400 | $525,000 | $663,200 |
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.