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1970 Big Ben Rd

1970 Big Ben Rd

Ellijay, GA 30540

$825,000

5 bd · 3.5 ba · 4,232 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2007

Sqft

4,232

Lot sqft

81,457

HOA / mo

None

Furnished

Yes

List date

2026-10-19T16:11:42.000000Z

Revenue

Annual revenue

$48,005

ADR

$339

Occupancy

39%

Cleaning fees (12 mo)

$13,159

Confidence

Med (60.56), 5 comps

Comp revenue range (p25 / median / p75)

$40,100$41,184$57,579

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $41,184

  • Waterfall Lodge, private, hot tub, pool table

    Cabin · 5 bd · 3.5 ba · sleeps 13 · 404 ft

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $41,184ADR $431Occ ≈ 26%4.7★ (31)

    AirbnbVrboBooking

  • Overlook Nook – Mtn Views, Theater & Game Room

    House · 5 bd · 3 ba · sleeps 10 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $57,579ADR $306Occ ≈ 52%4.8★ (151)

    AirbnbVrboBooking

  • Perfect mountain getaway!

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.4 mi

    Revenue $27,996ADR $345Occ ≈ 22%4.9★ (21)

    Delisted

  • Sunset Ridge -huge outdoor fireplace, hot tub

    Cabin · 4 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $40,100ADR $314Occ ≈ 35%4.5★ (111)

    AirbnbBooking

  • Views For Miles! ~ Hot Tub~ Pool Table~Poker Table

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.6 mi

    Revenue $77,917ADR $425Occ ≈ 50%4.8★ (167)

    AirbnbBooking

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

Financing
Management

Est. revenue

$48,005

NOI

$16,676

Cash flow /mo

$1,390

Cash needed

$858,000

Cash-on-cash (all cash)

1.9%

ROE (yr 1)

4.8%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$142,847

Year-1 tax shield @ 32%

$45,711

Year-1 return on equity

  • Cash flow (annual)$16,676
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$24,750
ROE4.8%

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)$9,601
  • Platform fees (3% of revenue)$1,440
  • Maintenance / capex (5% of revenue)$2,400
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,778
  • Insurance (STR-rated)$8,910

Cash needed to close

  • Purchase price (all cash)$825,000
  • Closing costs (4.0%)$33,000
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,711

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

$796,000

Short-life (5/15-yr)

$142,000 · 18%

Year-1 deduction

$143,000

Year-1 tax shield @ 32%

$46,000

Land 4% (county tax record, market value split) · building $654,000 over 39 years

Based on: 4,232 sq ft, built 2007, 5 bd / 3.5 ba, furnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $80,000 in year 1 (10% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,100

  • Kitchen cabinetsdefault

    $15,100 new × 40% good × 1.59 allocation

    $9,600

  • Kitchen countertops (stone)listing

    $15,400 new × 40% good × 1.59 allocation

    $9,800

  • Decorative trimdefault

    $7,400 new × 40% good × 1.59 allocation

    $4,700

  • Mirrorsdefault

    $500 new × 40% good × 1.59 allocation

    $300

  • Shelvingdefault

    $1,800 new × 40% good × 1.59 allocation

    $1,100

  • Window coverings (42)default

    $10,500 new × 40% good × 1.59 allocation

    $6,700

  • Carpet, vinyl & laminate (25% of floors)listing

    $6,800 new × 40% good × 1.59 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $11,700 new × 62% good × 1.59 allocation

    $11,500

  • Kitchen, laundry & data equipment electricaldefault

    $7,100 new × 62% good × 1.59 allocation

    $7,000

  • Appliances (microwave, dishwasher, washer, dryer)listing

    $3,700 new × 40% good × 1.59 allocation

    $2,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.59 allocation

    $5,700

  • Furniture conveyed with the sale (used)listing

    $26,500 new × 40% good · out of the price

    $10,600

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$66,100

  • Paving: driveway & walks (paved)default

    $13,500 new × 50% good × 1.59 allocation

    $10,700

  • Landscaping (typical)default

    $13,000 new × 50% good × 1.59 allocation

    $10,300

  • Patiosdefault

    $4,200 new × 50% good × 1.59 allocation

    $3,300

  • Decks & porches (attached)listing

    $47,600 new × 50% good × 1.59 allocation

    $37,800

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 1.59 allocation

    $4,000
Building, 39-year$654,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $460,200 new × 68% good × 1.59 allocation

    $499,200

  • Building plumbing & fixturesdefault

    $47,800 new × 62% good × 1.59 allocation

    $47,000

  • Building electrical & lightingdefault

    $50,900 new × 62% good × 1.59 allocation

    $50,100

  • HVACdefault

    $47,700 new × 40% good × 1.59 allocation

    $30,300

  • Hardwood & tile floorsdefault

    $20,400 new × 40% good × 1.59 allocation

    $13,000

  • Fireplaces (3)listing

    $7,900 new × 40% good × 1.59 allocation

    $5,000

  • Septic systemlisting

    $12,000 new × 50% good × 1.59 allocation

    $9,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$76,100$66,100$700$142,800
2$0$0$16,800$16,800
3$0$0$16,800$16,800
4$0$0$16,800$16,800
5$0$0$16,800$16,800
6+$0$0$586,300$586,300
Total$76,100$66,100$654,100$796,200

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: 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.