551 Amy Creek Cir
Ellijay, GA 30540
$999,900
3 bd · 3.5 ba · 2,676 sqft · Listed 16d ago
View on Realtor.com →Year built
2004
Sqft
2,676
Lot sqft
176,418
HOA / mo
$0
Furnished
No
List date
2026-09-11T13:26:46.000000Z
Revenue
Annual revenue
$51,944
ADR
$286
Occupancy
50%
Cleaning fees (12 mo)
$11,224
Confidence
Low (49.74), 15 comps
Comp revenue range (p25 / median / p75)
Breathtaking Mountain Views, hot tub, fenced yard, 2 kings, Pets friendly.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $37,203ADR $300Occ ≈ 34%4.7★ (64)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dream A Little | Ellijay, GA Cabin | 3 bd · 3.5 ba · sleeps 8 | $90,055 | $459 | 54% | 4.7★ (27) | 318 ft | AirbnbVrbo |
Breathtaking Mountain Views, hot tub, fenced yard, 2 kings, Pets friendly. Cabin | 3 bd · 3 ba · sleeps 6 | $37,203 | $300 | 34% | 4.7★ (64) | 0.1 mi | Vrbo |
Rich Mountain View | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $57,146 | $291 | 54% | 5★ (37) | 0.1 mi | AirbnbVrbo |
Fun and Funky Mountain Retreat House | 3 bd · 3.5 ba · sleeps 6 | $35,455 | $274 | 35% | 5★ (8) | 0.2 mi | AirbnbVrbo |
Heavenly View Lodge | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $20,656 | $242 | 23% | — | 0.2 mi | AirbnbVrbo |
Skyview Retreat | Ellijay, Georgia Cabin | 3 bd · 3 ba · sleeps 6 | $44,316 | $346 | 35% | 4.9★ (11) | 0.3 mi | AirbnbVrbo |
Lil` Apple-achian Den | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $59,904 | $345 | 48% | 5★ (18) | 0.3 mi | AirbnbVrbo |
Family Escape Near Blue Ridge | Ellijay Cabin | 3 bd · 3 ba · sleeps 10 | $11,443 | $238 | 13% | 4.3★ (7) | 0.3 mi | AirbnbVrboBooking |
Above It All | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $51,072 | $402 | 35% | 4.7★ (3) | 0.4 mi | AirbnbVrbo |
Mountain Views • 3 Kings Suites• Hot Tub • Games Cabin | 3 bd · 3.5 ba · sleeps 8 | $67,816 | $316 | 59% | 5★ (78) | 0.4 mi | AirbnbVrbo |
Show all 15 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Luxury Lodge | Luxury Views of North Georgia Cabin | 3 bd · 3 ba · sleeps 6 | $28,374 | $273 | 28% | 4.9★ (107) | 0.4 mi | AirbnbVrbo |
 Mountain retreat with breathtaking views. Pet Cabin | 3 bd · 3 ba · sleeps 8 | $45,634 | $278 | 45% | 5★ (69) | 0.5 mi | AirbnbVrbo |
 Moose Mountain • Epic Views • Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $73,404 | $228 | 88% | 5★ (56) | 0.5 mi | AirbnbVrboBooking |
 Moose Mountain Lodge | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $15,106 | $295 | 14% | 4.9★ (63) | 0.5 mi | AirbnbVrboBooking |
 Summit Venture-incredible views, firepit, hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $30,460 | $252 | 33% | 4.6★ (33) | 0.5 mi | AirbnbVrboBooking |
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
$51,944
NOI
$18,398
Cash flow /mo
-$3,855
Cash needed
$315,471
Cash-on-cash
-14.7%
ROE (yr 1)
-3.1%
Cap rate
1.8%
DSCR
0.28
Year-1 write-off
$185,561
Year-1 tax shield @ 32%
$59,379
Year-1 return on equity
- Cash flow (annual)-$46,260
- Principal paydown$6,543
- Appreciation at%$29,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,389
- Platform fees (3% of revenue)$1,558
- Maintenance / capex (5% of revenue)$2,597
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,003
- Insurance (STR-rated)$10,799
Cash needed to close
- Down payment (25%)$249,975
- Closing costs (4.0%)$39,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$59,379
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
$757,000
Short-life (5/15-yr)
$158,000 · 21%
Year-1 deduction
$186,000
Year-1 tax shield @ 32%
$59,000
Land 24% (county tax record, market value split) · building $599,000 over 39 years · new furniture $26,000
Based on: 2,676 sq ft, built 2004, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, patio, fence, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $123,000 in year 1 (13% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$11,700 new × 40% good × 2.41 allocation
- $9,200
Kitchen countertopsdefault
$9,500 new × 40% good × 2.41 allocation
- $4,500
Decorative trimdefault
$4,700 new × 40% good × 2.41 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.41 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.41 allocation
- $6,500
Window coverings (27)default
$6,800 new × 40% good × 2.41 allocation
- $12,200
Kitchen & laundry equipment plumbingdefault
$9,100 new × 56% good × 2.41 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 56% good × 2.41 allocation
- $7,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.41 allocation
- $8,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.41 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
- $12,900
Paving: driveway & walks (paved)default
$10,700 new × 50% good × 2.41 allocation
- $12,400
Landscaping (typical)default
$10,300 new × 50% good × 2.41 allocation
- $14,500
Patioslisting
$12,000 new × 50% good × 2.41 allocation
- $36,300
Decks & porches (attached)listing
$30,100 new × 50% good × 2.41 allocation
- $7,200
Fencinglisting
$6,000 new × 50% good × 2.41 allocation
- $6,000
Gazebo / pergolalisting
$5,000 new × 50% good × 2.41 allocation
- $443,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$290,700 new × 63% good × 2.41 allocation
- $40,700
Building plumbing & fixturesdefault
$30,200 new × 56% good × 2.41 allocation
- $42,100
Building electrical & lightingdefault
$31,200 new × 56% good × 2.41 allocation
- $29,000
HVACdefault
$30,100 new × 40% good × 2.41 allocation
- $16,600
Hardwood & tile floorsdefault
$17,200 new × 40% good × 2.41 allocation
- $12,700
Fireplaces (5)listing
$13,200 new × 40% good × 2.41 allocation
- $14,500
Septic systemlisting
$12,000 new × 50% good × 2.41 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,300 | $89,400 | $1,900 | $185,600 |
| 2 | $0 | $0 | $15,400 | $15,400 |
| 3 | $0 | $0 | $15,400 | $15,400 |
| 4 | $0 | $0 | $15,400 | $15,400 |
| 5 | $0 | $0 | $15,400 | $15,400 |
| 6+ | $0 | $0 | $535,800 | $535,800 |
| Total | $94,300 | $89,400 | $599,100 | $782,800 |
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.