83 Timberland Dr
Ellijay, GA 30540
$549,900
3 bd · 2 ba · 2,444 sqft · Listed 1d ago
View on Realtor.com →Year built
2020
Sqft
2,444
Lot sqft
36,155
HOA / mo
None
Furnished
No
List date
2026-09-28T12:08:38.000000Z
Revenue
Annual revenue
$37,341
ADR
$222
Occupancy
46%
Cleaning fees (12 mo)
$7,691
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cabin in Ellijay w/ Hot Tub & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $38,287 | $283 | 37% | 4.8★ (7) | 0.5 mi | AirbnbVrboBooking |
 In Town. Hot Tub, Loft, Minutes to wineries Cabin | 2 bd · 2 ba · sleeps 4 | $39,814 | $202 | 54% | 4.9★ (116) | 0.6 mi | AirbnbVrbo |
 Downtown Bungalow | Walking Distance to Downtown House | 2 bd · 2 ba · sleeps 4 | $33,298 | $204 | 45% | 4.8★ (96) | 0.8 mi | AirbnbVrbo |
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
$37,341
NOI
$14,563
Cash flow /mo
-$1,750
Cash needed
$178,971
Cash-on-cash
-11.7%
ROE (yr 1)
-0.5%
Cap rate
2.6%
DSCR
0.41
Year-1 write-off
$108,390
Year-1 tax shield @ 32%
$34,685
Year-1 return on equity
- Cash flow (annual)-$20,996
- Principal paydown$3,598
- Appreciation at%$16,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,468
- Platform fees (3% of revenue)$1,120
- Maintenance / capex (5% of revenue)$1,867
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,184
- Insurance (STR-rated)$5,939
Cash needed to close
- Down payment (25%)$137,475
- Closing costs (4.0%)$21,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,685
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
$498,000
Short-life (5/15-yr)
$88,000 · 18%
Year-1 deduction
$108,000
Year-1 tax shield @ 32%
$35,000
Land 9% (county tax record, market value split) · building $410,000 over 39 years · new furniture $20,000
Based on: 2,444 sq ft, built 2020, 3 bd / 2 ba, unfurnished, listing features (covered patio, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $82,000 in year 1 (12% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$11,200 new × 76% good × 1.24 allocation
- $8,600
Kitchen countertopsdefault
$9,100 new × 76% good × 1.24 allocation
- $4,000
Decorative trimdefault
$4,300 new × 76% good × 1.24 allocation
- $200
Mirrorsdefault
$300 new × 50% good × 1.24 allocation
- $1,100
Shelvingdefault
$1,200 new × 76% good × 1.24 allocation
- $3,000
Window coverings (24)default
$6,000 new × 40% good × 1.24 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$8,700 new × 88% good × 1.24 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 88% good × 1.24 allocation
- $4,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 1.24 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,700
Paving: driveway & walks (paved)default
$10,200 new × 76% good × 1.24 allocation
- $9,300
Landscaping (typical)default
$9,900 new × 76% good × 1.24 allocation
- $19,000
Covered patiolisting
$20,200 new × 76% good × 1.24 allocation
- $2,100
Decks & porches (attached)default
$2,400 new × 70% good × 1.24 allocation
- $296,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$265,500 new × 90% good × 1.24 allocation
- $30,100
Building plumbing & fixturesdefault
$27,500 new × 88% good × 1.24 allocation
- $30,900
Building electrical & lightingdefault
$28,300 new × 88% good × 1.24 allocation
- $23,900
HVACdefault
$27,500 new × 70% good × 1.24 allocation
- $14,800
Hardwood & tile floorsdefault
$15,700 new × 76% good × 1.24 allocation
- $2,500
Fireplacelisting
$2,600 new × 76% good × 1.24 allocation
- $11,300
Septic systemlisting
$12,000 new × 76% good × 1.24 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,000 | $40,100 | $1,300 | $108,400 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $366,900 | $366,900 |
| Total | $67,000 | $40,100 | $410,300 | $517,300 |
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 and Georgia 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.