313 Jeff Dr
Ellijay, GA 30540
$824,900
4 bd · 2.5 ba · 2,548 sqft · Listed 1d ago
View on Realtor.com →Year built
2025
Sqft
2,548
Lot sqft
43,560
HOA / mo
None
Furnished
No
List date
2026-11-01T13:24:03.000000Z
Revenue
Annual revenue
$45,234
ADR
$231
Occupancy
54%
Cleaning fees (12 mo)
$8,818
Confidence
Low (48.28), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $53,545
Golf, hot tub, pets, arcade, mountain, relaxation!
House · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $35,308ADR $204Occ ≈ 47%4.6★ (18)
Crescent Moon on the River
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $69,574ADR $552Occ ≈ 35%—
Mountainview Lake Retreat
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $12,057ADR $360Occ ≈ 9%4.8★ (2)
AJ's Lake House w/ kayaks and a custom fire pit
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $58,661ADR $306Occ ≈ 53%4.8★ (15)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Life on the River at the Cabin Cabin
| 4 bd · 2 ba · sleeps 8 | $52,284 | $280 | 51% | 4.9★ (91) | 0.5 mi | AirbnbVrbo |
Valhalla - 3BR River View Cabin in Ellijay! Cabin | 3 bd · 3.5 ba · sleeps 10 | $12,743 | $365 | 10% | 5★ (32) | 0.5 mi | AirbnbVrbo |
Golf, hot tub, pets, arcade, mountain, relaxation! House
| 3 bd · 3 ba · sleeps 6 | $35,308 | $204 | 47% | 4.6★ (18) | 0.6 mi | Airbnb |
*NEW*Deer Hart•Family•Game Room•Wineries •Hiking House | 4 bd · 3 ba · sleeps 14 | $58,777 | $347 | 46% | 5★ (19) | 0.6 mi | AirbnbVrbo |
Lakeview Lodge Cabin | 4 bd · 3 ba · sleeps 6 | $21,784 | $197 | 30% | 4.5★ (62) | 0.6 mi | AirbnbVrbo |
Heart of Ellijay | Dining| Shops | Hikes| Wineries Cottage
| 3 bd · 3 ba · sleeps 6 | $54,806 | $241 | 62% | 5★ (185) | 0.7 mi | AirbnbVrbo |
BumbleBeeCottage historicEllijay House
| 3 bd · 2 ba · sleeps 6 | $77,681 | $347 | 61% | — | 0.7 mi | AirbnbVrbo |
Crescent Moon on the River Vacation home | 4 bd · 3 ba · sleeps 10 | $69,574 | $552 | 35% | — | 0.7 mi | Booking |
Mountainview Lake Retreat Vacation home | 3 bd · 2 ba · sleeps 6 | $12,057 | $360 | 9% | 4.8★ (2) | 0.7 mi | Booking |
AJ's Lake House w/ kayaks and a custom fire pit Cabin | 3 bd · 2 ba · sleeps 6 | $58,661 | $306 | 53% | 4.8★ (15) | 0.7 mi | Delisted |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$45,234
NOI
$18,743
Cash flow /mo
-$2,973
Cash needed
$262,221
Cash-on-cash
-13.6%
ROE (yr 1)
-2.2%
Cap rate
2.3%
DSCR
0.34
Year-1 write-off
$125,080
Year-1 tax shield @ 32%
$40,026
Year-1 return on equity
- Cash flow (annual)-$35,681
- Principal paydown$5,178
- Appreciation at%$24,747
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)$9,047
- Platform fees (3% of revenue)$1,357
- Maintenance / capex (5% of revenue)$2,262
- Utilities & supplies$4,200
- HOA$0
- Property tax$717
- Insurance (STR-rated)$8,909
Cash needed to close
- Down payment (25%)$206,225
- Closing costs (4.0%)$32,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,026
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
$608,000
Short-life (5/15-yr)
$102,000 · 17%
Year-1 deduction
$125,000
Year-1 tax shield @ 32%
$40,000
Land 26% (county tax record, market value split) · building $507,000 over 39 years · new furniture $23,000
Based on: 2,548 sq ft, built 2025, 4 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $88,000 in year 1 (11% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,300
Kitchen cabinetsdefault
$11,400 new × 96% good × 1.31 allocation
- $11,700
Kitchen countertopsdefault
$9,300 new × 96% good × 1.31 allocation
- $5,600
Decorative trimdefault
$4,500 new × 96% good × 1.31 allocation
- $400
Mirrorsdefault
$300 new × 92% good × 1.31 allocation
- $1,900
Shelvingdefault
$1,500 new × 96% good × 1.31 allocation
- $7,400
Window coverings (25)default
$6,300 new × 90% good × 1.31 allocation
- $11,400
Kitchen & laundry equipment plumbingdefault
$8,900 new × 98% good × 1.31 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 98% good × 1.31 allocation
- $9,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 92% good × 1.31 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,200
Paving: driveway & walks (paved)default
$10,500 new × 96% good × 1.31 allocation
- $12,700
Landscaping (typical)default
$10,100 new × 96% good × 1.31 allocation
- $3,200
Patiosdefault
$2,500 new × 96% good × 1.31 allocation
- $3,100
Decks & porches (attached)default
$2,500 new × 95% good × 1.31 allocation
- $357,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$276,600 new × 98% good × 1.31 allocation
- $36,900
Building plumbing & fixturesdefault
$28,700 new × 98% good × 1.31 allocation
- $38,000
Building electrical & lightingdefault
$29,600 new × 98% good × 1.31 allocation
- $35,800
HVACdefault
$28,700 new × 95% good × 1.31 allocation
- $20,700
Hardwood & tile floorsdefault
$16,400 new × 96% good × 1.31 allocation
- $3,300
Fireplacelisting
$2,600 new × 96% good × 1.31 allocation
- $15,100
Septic systemlisting
$12,000 new × 96% good × 1.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,400 | $32,200 | $500 | $125,100 |
| 2 | $0 | $0 | $13,000 | $13,000 |
| 3 | $0 | $0 | $13,000 | $13,000 |
| 4 | $0 | $0 | $13,000 | $13,000 |
| 5 | $0 | $0 | $13,000 | $13,000 |
| 6+ | $0 | $0 | $454,300 | $454,300 |
| Total | $92,400 | $32,200 | $506,900 | $631,400 |
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.