29 River Ranch Ct
Ellijay, GA 30540
$299,900
2 bd · 1 ba · 672 sqft · Listed 1d ago
View on Realtor.com →Year built
1994
Sqft
672
Lot sqft
31,799
HOA / mo
$0
Furnished
No
List date
2026-09-26T21:37:05.000000Z
Revenue
Annual revenue
$40,981
ADR
$206
Occupancy
55%
Cleaning fees (12 mo)
$9,105
Confidence
Low (48.28), 36 comps
Comp revenue range (p25 / median / p75)
River Ranch Ellijay Stay
Cabin · 2 bd · 1 ba · sleeps 4 · 377 ft
Revenue $2,614ADR $142Occ ≈ 5%4.3★ (45)
River Rock | No Pet Fees | Sleeps 4 | Adults Only | Deck Over River
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $76,965ADR $272Occ ≈ 78%4.9★ (147)
A Cottage at Riverside | Pet Friendly | River front| Hot tub | Sleeps 4
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $63,724ADR $232Occ ≈ 75%4.9★ (151)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 2-bedroom cabin with hot tub-Hilltop Hideaway Cabin | 2 bd · 1 ba · sleeps 4 | $22,117 | $176 | 34% | 5★ (173) | 125 ft | AirbnbVrboBooking |
Sunset on the Ridge cabin with outdoor fireplace Cabin | 2 bd · 1 ba · sleeps 4 | $52,481 | $194 | 74% | 5★ (306) | 285 ft | AirbnbVrbo |
River Ranch Ellijay Stay Cabin | 2 bd · 1 ba · sleeps 4 | $2,614 | $142 | 5% | 4.3★ (45) | 377 ft | Airbnb |
Private Hot Tub • Dog-Friendly • Near Blue Ridge Cabin | 2 bd · 1 ba · sleeps 4 | $42,125 | $221 | 52% | 5★ (95) | 387 ft | AirbnbVrboBooking |
Cozy Romantic Retreat | Private Hot Tub + Firepit Cabin | 2 bd · 1 ba · sleeps 4 | $38,964 | $185 | 58% | 5★ (210) | 495 ft | AirbnbVrbo |
Waterfront Cabin w/ Beautiful River View & Hot Tub Cabin | 2 bd · 2 ba · sleeps 4 | $55,570 | $222 | 69% | 4.8★ (208) | 0.1 mi | AirbnbVrboBooking |
Charming Ellijay Cabin - Hot Tub & Fire Pit Cabin | 2 bd · 1 ba · sleeps 5 | $40,616 | $158 | 70% | 4.9★ (96) | 0.1 mi | AirbnbVrboBooking |
Cozy Mountain-Mountain View, Hot Tub, Gas Fire Pit Cabin | 2 bd · 1 ba · sleeps 4 | $29,737 | $242 | 34% | 4.7★ (40) | 0.1 mi | AirbnbVrboBooking |
River Rock | No Pet Fees | Sleeps 4 | Adults Only | Deck Over River Cabin | 2 bd · 2 ba · sleeps 4 | $76,965 | $272 | 78% | 4.9★ (147) | 0.1 mi | Vrbo |
A Cottage at Riverside | Pet Friendly | River front| Hot tub | Sleeps 4 Cabin | 2 bd · 2 ba · sleeps 4 | $63,724 | $232 | 75% | 4.9★ (151) | 0.2 mi | Vrbo |
Show all 37 comps
Ogana Ridge Getaways
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $5,750ADR $147Occ ≈ 11%4.8★ (24)
Modern cabin w/ wifi, hot tub + gorgeous mountain views
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $37,116ADR $167Occ ≈ 61%4.8★ (40)
Fauna Lodge | No Pet Fees | Sleeps 4 | Fenced Yard| wooded beauty
Cabin · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $38,151ADR $207Occ ≈ 50%4.8★ (188)
Cherokee Shoals | No Pet Fees | Sleeps 4 | Adults Only |River front
Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $60,606ADR $286Occ ≈ 58%4.9★ (193)
Bearly Connected Cabin
Cabin · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $502ADR $251Occ ≈ 1%3.5★ (4)
River Solace | No Pet Fees | Sleeps 4 | Adults Only | River Front
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $42,984ADR $231Occ ≈ 51%4.7★ (206)
Cascading Waters | No Pet Fees | Sleeps 4 | Adults Only | Riverfront
Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi
Revenue $52,895ADR $232Occ ≈ 62%4.9★ (196)
Inviting creek-side cabin with welcoming front porch, grill & W/D
Cabin · 2 bd · 1 ba · sleeps 6 · 0.4 mi
Revenue $14,422ADR $148Occ ≈ 27%4.3★ (120)
No Place Like Doe | No Pet Fees | Sleeps 4 | Sunrise Views | Game room
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $60,419ADR $238Occ ≈ 70%4.9★ (153)
Seclusion | Sleeps 4 | Hot Tub | Pet Friendly | Fenced Yard | Game Room
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $43,310ADR $188Occ ≈ 63%4.7★ (174)
River Dance | No Pet Fees | Sleeps 4 | Riverfront
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $55,214ADR $212Occ ≈ 71%4.6★ (166)
Barrel Sauna & Hot Tub - Luxe N. Georgia A-Frame
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $78,327ADR $350Occ ≈ 61%5★ (53)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ogana Ridge Getaways Cabin | 2 bd · 1 ba · sleeps 4 | $5,750 | $147 | 11% | 4.8★ (24) | 0.3 mi | Airbnb |
Modern cabin w/ wifi, hot tub + gorgeous mountain views Cabin | 2 bd · 1 ba · sleeps 4 | $37,116 | $167 | 61% | 4.8★ (40) | 0.3 mi | Vrbo |
Fauna Lodge | No Pet Fees | Sleeps 4 | Fenced Yard| wooded beauty Cabin | 2 bd · 1 ba · sleeps 4 | $38,151 | $207 | 50% | 4.8★ (188) | 0.3 mi | Vrbo |
Awesome View | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $44,743 | $250 | 49% | 4.7★ (24) | 0.3 mi | AirbnbVrbo |
Amy’s Blue Ridge Mtn & Starlight View Cabin | 2 bd · 1 ba · sleeps 4 | $54,135 | $177 | 84% | 4.9★ (518) | 0.3 mi | AirbnbVrboBooking |
Cherokee Shoals | No Pet Fees | Sleeps 4 | Adults Only |River front Cabin | 2 bd · 2 ba · sleeps 4 | $60,606 | $286 | 58% | 4.9★ (193) | 0.3 mi | Vrbo |
Cozy Cabin - Hot Tub- 15 min to Ellijay & BR Cabin | 2 bd · 1 ba · sleeps 4 | $37,627 | $131 | 79% | 4.9★ (103) | 0.3 mi | AirbnbVrboBooking |
Tranquil Log Cabin, Sleeps 4 Cabin | 2 bd · 2 ba · sleeps 4 | $31,991 | $172 | 51% | 5★ (10) | 0.3 mi | AirbnbVrbo |
Deer Crossing - Gorgeous Views from the Hot Tub! Cabin | 2 bd · 1 ba · sleeps 4 | $39,799 | $211 | 52% | 4★ (2) | 0.3 mi | AirbnbVrbo |
Creek Song Cabin | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $21,176 | $275 | 21% | — | 0.4 mi | AirbnbVrbo |
Bearly Connected Cabin Cabin | 2 bd · 1 ba · sleeps 4 | $502 | $251 | 1% | 3.5★ (4) | 0.4 mi | Airbnb |
River Solace | No Pet Fees | Sleeps 4 | Adults Only | River Front Cabin | 2 bd · 2 ba · sleeps 4 | $42,984 | $231 | 51% | 4.7★ (206) | 0.4 mi | Vrbo |
Cascading Waters | No Pet Fees | Sleeps 4 | Adults Only | Riverfront Cabin | 2 bd · 1.5 ba · sleeps 4 | $52,895 | $232 | 62% | 4.9★ (196) | 0.4 mi | Vrbo |
Inviting creek-side cabin with welcoming front porch, grill & W/D Cabin | 2 bd · 1 ba · sleeps 6 | $14,422 | $148 | 27% | 4.3★ (120) | 0.4 mi | Vrbo |
Cozy Tree Song Mountain Creek Cabin Cabin | 2 bd · 1 ba · sleeps 6 | $4,135 | $147 | 8% | 4.2★ (178) | 0.4 mi | AirbnbVrboBooking |
No Place Like Doe | No Pet Fees | Sleeps 4 | Sunrise Views | Game room Cabin | 2 bd · 2 ba · sleeps 4 | $60,419 | $238 | 70% | 4.9★ (153) | 0.5 mi | Vrbo |
Secluded Cabin | Hot Tub + Fire Pit & Views House | 2 bd · 2 ba · sleeps 4 | $55,749 | $229 | 67% | 5★ (238) | 0.5 mi | AirbnbVrbo |
Seclusion | Sleeps 4 | Hot Tub | Pet Friendly | Fenced Yard | Game Room Cabin | 2 bd · 2 ba · sleeps 4 | $43,310 | $188 | 63% | 4.7★ (174) | 0.5 mi | Vrbo |
River Dance | No Pet Fees | Sleeps 4 | Riverfront Cabin | 2 bd · 2 ba · sleeps 4 | $55,214 | $212 | 71% | 4.6★ (166) | 0.5 mi | Vrbo |
Cabin in Ellijay Cabin | 2 bd · 2 ba · sleeps 4 | $62,441 | $267 | 64% | 5★ (29) | 0.6 mi | AirbnbVrbo |
Carter's Kaleidoscope View | Ellyjay, GA Cabin | 2 bd · 1 ba · sleeps 4 | $52,478 | $292 | 49% | 4.8★ (60) | 0.6 mi | AirbnbVrbo |
Ellijay Riverfront A-Frame | Sauna & Private Trail Cabin | 2 bd · 2 ba · sleeps 4 | $48,512 | $306 | 43% | 5★ (100) | 0.6 mi | AirbnbVrbo |
Huge yard | Pool Table | Hot Tub Cabin | 2 bd · 2 ba · sleeps 6 | $44,117 | $198 | 61% | 5★ (30) | 0.6 mi | AirbnbVrbo |
Large 2/2 Cabin between Elijay and Blue Ridge Cabin | 2 bd · 2 ba · sleeps 6 | $2,046 | $572 | 1% | 5★ (38) | 0.6 mi | AirbnbVrboBooking |
Barrel Sauna & Hot Tub - Luxe N. Georgia A-Frame Cabin | 2 bd · 1 ba · sleeps 4 | $78,327 | $350 | 61% | 5★ (53) | 0.7 mi | Airbnb |
Views @ Whitepath | $179 Off Your Stay! Cabin | 2 bd · 2 ba · sleeps 4 | $30,144 | $244 | 34% | 4.9★ (110) | 0.7 mi | AirbnbVrboBooking |
Pet Friendly! Riverfront Ellijay Cabin w/ Hot Tub Cabin | 2 bd · 1 ba · sleeps 5 | $21,217 | $208 | 28% | 4.8★ (22) | 0.7 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
$40,981
NOI
$21,864
Cash flow /mo
$206
Cash needed
$102,971
Cash-on-cash
2.4%
ROE (yr 1)
13.0%
Cap rate
7.3%
DSCR
1.13
Year-1 write-off
$103,269
Year-1 tax shield @ 32%
$33,046
Year-1 return on equity
- Cash flow (annual)$2,472
- Principal paydown$1,963
- Appreciation at%$8,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,196
- Platform fees (3% of revenue)$1,229
- Maintenance / capex (5% of revenue)$2,049
- Utilities & supplies$4,200
- HOA$0
- Property tax$203
- Insurance (STR-rated)$3,239
Cash needed to close
- Down payment (25%)$74,975
- Closing costs (4.0%)$11,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,046
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
$242,000
Short-life (5/15-yr)
$87,000 · 36%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 19% (county tax record, market value split) · building $156,000 over 39 years · new furniture $16,000
Based on: 672 sq ft, built 1994, 2 bd / 1 ba, unfurnished, listing features (hot tub, deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $73,000 in year 1 (23% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,900
Kitchen cabinetsdefault
$7,300 new × 40% good × 3.06 allocation
- $7,300
Kitchen countertopsdefault
$6,000 new × 40% good × 3.06 allocation
- $1,400
Decorative trimdefault
$1,200 new × 40% good × 3.06 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.06 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.06 allocation
- $2,100
Window coverings (7)default
$1,800 new × 40% good × 3.06 allocation
- $6,900
Kitchen & laundry equipment plumbingdefault
$5,700 new × 40% good × 3.06 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$3,400 new × 40% good × 3.06 allocation
- $5,700
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 3.06 allocation
- $11,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.06 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $8,200
Paving: driveway & walks (paved)default
$5,400 new × 50% good × 3.06 allocation
- $7,900
Landscaping (typical)default
$5,200 new × 50% good × 3.06 allocation
- $1,000
Patiosdefault
$700 new × 50% good × 3.06 allocation
- $11,600
Decks & porches (attached)listing
$7,600 new × 50% good × 3.06 allocation
- $9,200
Fencinglisting
$6,000 new × 50% good × 3.06 allocation
- $103,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$72,400 new × 47% good × 3.06 allocation
- $9,100
Building plumbing & fixturesdefault
$7,500 new × 40% good × 3.06 allocation
- $7,100
Building electrical & lightingdefault
$5,800 new × 40% good × 3.06 allocation
- $9,300
HVACdefault
$7,600 new × 40% good × 3.06 allocation
- $5,300
Hardwood & tile floorsdefault
$4,300 new × 40% good × 3.06 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.06 allocation
- $18,300
Septic systemlisting
$12,000 new × 50% good × 3.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,900 | $37,900 | $500 | $103,300 |
| 2 | $0 | $0 | $4,000 | $4,000 |
| 3 | $0 | $0 | $4,000 | $4,000 |
| 4 | $0 | $0 | $4,000 | $4,000 |
| 5 | $0 | $0 | $4,000 | $4,000 |
| 6+ | $0 | $0 | $139,200 | $139,200 |
| Total | $64,900 | $37,900 | $155,600 | $258,400 |
The building's share of the price ($242,000) is 3.1x our depreciated replacement cost of the home ($79,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.