1274 Little Rock Creek Rd

Ellijay, GA 30522

$449,000

3 bd · 3 ba · 1,540 sqft · Listed 4d ago

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Year built

1987

Sqft

1,540

Lot sqft

207,781

HOA / mo

None

Furnished

List date

2026-09-23T01:39:41.000000Z

Revenue

Annual revenue

$28,554

ADR

$161

Occupancy

49%

Cleaning fees (12 mo)

$6,379

Confidence

Med (55.24), 15 comps

Comp revenue range (p25 / median / p75)

$22,307$27,744$37,145

Summer special! Private creekside cabin w/ hot tub
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $39,130ADR $157Occ ≈ 68%4.9★ (261)
Airbnb Vrbo Booking
Calm retreat with Hot Tub, Firepit
Cabin · 4 bd · 2 ba · sleeps 9 · 0.3 mi
Revenue $4,457ADR $193Occ ≈ 6%4.6★ (21)
Airbnb
Sophisticated 3BR Cabin • Luxury, Decks & Firepits
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $19,799ADR $227Occ ≈ 24%4.6★ (18)
Airbnb Vrbo Booking
Black Bear Hollow, your perfect 2bed 2bath escape in Cherry Log, Georgia!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $35,804ADR $217Occ ≈ 45%4.9★ (50)
Vrbo
Beary Irresistable - Hot tub & Prime Location!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $27,744ADR $188Occ ≈ 40%4.9★ (343)
Airbnb Vrbo
The Hilltop Hideaway
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $24,814ADR $96Occ ≈ 71%4.9★ (153)
Airbnb
Boujee Moose -new, hot tub, dog friendly, fire pit
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $45,568ADR $238Occ ≈ 52%4.8★ (60)
Airbnb Vrbo Booking
Creek Song Retreat • Fire Pit •Hot Tub •BBQ
Cabin · 4 bd · 2 ba · sleeps 9 · 0.5 mi
Revenue $38,485ADR $195Occ ≈ 54%5★ (31)
Airbnb
Private retreat located midway between Blue Ridge and Ellijay.
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $9,522ADR $340Occ ≈ 8%—
Vrbo
Treehouse At Rock Creek | Cherry Log, Ga
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $52,280ADR $294Occ ≈ 49%4.8★ (19)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Summer special! Private creekside cabin w/ hot tub Cabin	2 bd · 2 ba · sleeps 6	$39,130	$157	68%	4.9★ (261)	0.2 mi	Airbnb Vrbo Booking
Calm retreat with Hot Tub, Firepit Cabin	4 bd · 2 ba · sleeps 9	$4,457	$193	6%	4.6★ (21)	0.3 mi	Airbnb
Sophisticated 3BR Cabin • Luxury, Decks & Firepits Cabin	3 bd · 2 ba · sleeps 6	$19,799	$227	24%	4.6★ (18)	0.4 mi	Airbnb Vrbo Booking
Black Bear Hollow, your perfect 2bed 2bath escape in Cherry Log, Georgia! Cabin	2 bd · 2 ba · sleeps 4	$35,804	$217	45%	4.9★ (50)	0.4 mi	Vrbo
Beary Irresistable - Hot tub & Prime Location! Cabin	2 bd · 2 ba · sleeps 4	$27,744	$188	40%	4.9★ (343)	0.4 mi	Airbnb Vrbo
The Hilltop Hideaway Cabin	2 bd · 2 ba · sleeps 6	$24,814	$96	71%	4.9★ (153)	0.4 mi	Airbnb
Boujee Moose -new, hot tub, dog friendly, fire pit Cabin	2 bd · 2 ba · sleeps 4	$45,568	$238	52%	4.8★ (60)	0.5 mi	Airbnb Vrbo Booking
Creek Song Retreat • Fire Pit •Hot Tub •BBQ Cabin	4 bd · 2 ba · sleeps 9	$38,485	$195	54%	5★ (31)	0.5 mi	Airbnb
Private retreat located midway between Blue Ridge and Ellijay. Cabin	3 bd · 3 ba · sleeps 9	$9,522	$340	8%	—	0.5 mi	Vrbo
Treehouse At Rock Creek \| Cherry Log, Ga Cabin	2 bd · 2 ba · sleeps 4	$52,280	$294	49%	4.8★ (19)	0.5 mi	Airbnb Vrbo

Show all 15 comps

"Hidden Ridge Hideaway" Gilmer Co STRL # 001598
Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $30,426ADR $151Occ ≈ 55%5★ (209)
Airbnb Vrbo
Cherry Blooms in Cherry Log; Hot tub Fire pit
Cabin · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $34,668ADR $222Occ ≈ 43%4.9★ (9)
Airbnb Vrbo
Cabin with Breathtaking Mountain View & Hot Tub!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $25,083ADR $206Occ ≈ 33%5★ (58)
Airbnb Vrbo
Private Fire Pit View of Blue Ridge Mountains.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $26,479ADR $133Occ ≈ 55%4.8★ (322)
Airbnb Vrbo
Private Cabin, Deck and Views Blue Ridge Mountains
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $17,623ADR $124Occ ≈ 39%4.8★ (429)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
"Hidden Ridge Hideaway" Gilmer Co STRL # 001598 Cabin	2 bd · 2 ba · sleeps 4	$30,426	$151	55%	5★ (209)	0.6 mi	Airbnb Vrbo
Cherry Blooms in Cherry Log; Hot tub Fire pit Cabin	4 bd · 2 ba · sleeps 8	$34,668	$222	43%	4.9★ (9)	0.6 mi	Airbnb Vrbo
Cabin with Breathtaking Mountain View & Hot Tub! Cabin	2 bd · 2 ba · sleeps 4	$25,083	$206	33%	5★ (58)	0.7 mi	Airbnb Vrbo
Private Fire Pit View of Blue Ridge Mountains. Cabin	2 bd · 2 ba · sleeps 6	$26,479	$133	55%	4.8★ (322)	0.7 mi	Airbnb Vrbo
Private Cabin, Deck and Views Blue Ridge Mountains Cabin	2 bd · 2 ba · sleeps 6	$17,623	$124	39%	4.8★ (429)	0.7 mi	Airbnb

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$28,554

NOI

$8,949

Cash flow /mo

$746

Cash needed

$486,460

Cash-on-cash (all cash)

1.8%

ROE (yr 1)

4.6%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$121,274

Year-1 tax shield @ 32%

$38,808

Year-1 return on equity

Cash flow (annual)$8,949
Principal paydown (n/a, cash)$0
Appreciation at%$13,470

ROE4.6%

ROE incl. year-1 tax savings (32% bracket, STR loophole)12.6%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$5,711
Platform fees (3% of revenue)$857
Maintenance / capex (5% of revenue)$1,428
Utilities & supplies$4,200
HOA$0
Property tax$2,561
Insurance (STR-rated)$4,849

Cash needed to close

Purchase price (all cash)$449,000
Closing costs (4.0%)$17,960
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$38,808

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

$381,000

Short-life (5/15-yr)

$101,000 · 26%

Year-1 deduction

$121,000

Year-1 tax shield @ 32%

$39,000

Land 15% (county tax record, market value split) · building $280,000 over 39 years · new furniture $20,000

Based on: 1,540 sq ft, built 1987, 3 bd / 3 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $73,000 in year 1 (14% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$67,700

Kitchen cabinetsdefault
$9,200 new × 40% good × 2.85 allocation
$10,500
Kitchen countertopsdefault
$7,500 new × 40% good × 2.85 allocation
$8,600
Decorative trimdefault
$2,700 new × 40% good × 2.85 allocation
$3,100
Mirrorsdefault
$500 new × 40% good × 2.85 allocation
$500
Shelvingdefault
$1,200 new × 40% good × 2.85 allocation
$1,400
Window coverings (15)default
$3,800 new × 40% good × 2.85 allocation
$4,300
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.85 allocation
$8,200
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.85 allocation
$4,900
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 2.85 allocation
$6,900
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$52,700

Paving: driveway & walks (paved)default
$8,100 new × 50% good × 2.85 allocation
$11,600
Landscaping (minimal)listing
$3,900 new × 50% good × 2.85 allocation
$5,600
Patiosdefault
$1,500 new × 50% good × 2.85 allocation
$2,200
Decks & porches (attached)listing
$17,300 new × 50% good × 2.85 allocation
$24,700
Fencinglisting
$6,000 new × 50% good × 2.85 allocation
$8,600

Building, 39-year$280,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,600 new × 40% good × 2.85 allocation
$190,200
Building plumbing & fixturesdefault
$17,300 new × 40% good × 2.85 allocation
$19,800
Building electrical & lightingdefault
$16,800 new × 40% good × 2.85 allocation
$19,200
HVACdefault
$17,300 new × 40% good × 2.85 allocation
$19,800
Hardwood & tile floorsdefault
$9,900 new × 40% good × 2.85 allocation
$11,300
Fireplacelisting
$2,600 new × 40% good × 2.85 allocation
$3,000
Septic systemlisting
$12,000 new × 50% good × 2.85 allocation
$17,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$67,700	$52,700	$900	$121,300
2	$0	$0	$7,200	$7,200
3	$0	$0	$7,200	$7,200
4	$0	$0	$7,200	$7,200
5	$0	$0	$7,200	$7,200
6+	$0	$0	$250,800	$250,800
Total	$67,700	$52,700	$280,400	$400,800

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.