530 Dover Chapel Ter
Ellijay, GA 30540
$650,000
2 bd · 2 ba · 1,650 sqft · Listed 1d ago
View on Realtor.com →Year built
1996
Sqft
1,650
Lot sqft
60,548
HOA / mo
$0
Furnished
No
List date
2026-10-07T14:06:31.000000Z
Revenue
Annual revenue
$49,221
ADR
$239
Occupancy
56%
Cleaning fees (12 mo)
$10,274
Confidence
Low (51.19), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $51,071
Rustic Charming Creekfront Ellijay Cabin
Cabin · 2 bd · 1 ba · sleeps 7 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $14,786ADR $142Occ ≈ 29%4.9★ (69)
LUXE Health Retreat
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $81,642ADR $970Occ ≈ 23%5★ (4)
Waterfront Cabin - Hot Tub - Fishing - Private Driveway - Firepit
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $24,063ADR $316Occ ≈ 21%4.9★ (43)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Waterfront Cabin on trophy trout stream, fire pit Cabin
| 2 bd · 1 ba · sleeps 6 | $51,071 | $313 | 45% | 4.8★ (59) | 0.5 mi | AirbnbVrbo |
Creeksong is a Gorgeous Creekfront Cabin Rental Cabin
| 2 bd · 2 ba · sleeps 4 | $68,186 | $293 | 64% | 4.8★ (39) | 0.5 mi | AirbnbVrboBooking |
Adorable Ellijay Cabin w/ Hot Tub & Fire Pit Cabin | 2 bd · 1 ba · sleeps 4 | $23,387 | $154 | 42% | 4.7★ (39) | 0.6 mi | AirbnbBooking |
Rustic Charming Creekfront Ellijay Cabin Cabin
| 2 bd · 1 ba · sleeps 7 | $14,786 | $142 | 29% | 4.9★ (69) | 0.6 mi | Airbnb |
Lullaby Creek private, large creek, hot tub Cabin
| 2 bd · 2 ba · sleeps 4 | $63,583 | $283 | 62% | 4.8★ (24) | 0.7 mi | AirbnbVrboBooking |
LUXE Health Retreat Cabin
| 2 bd · 2 ba · sleeps 6 | $81,642 | $970 | 23% | 5★ (4) | 0.7 mi | Airbnb |
Waterfront Cabin - Hot Tub - Fishing - Private Driveway - Firepit Cabin | 2 bd · 2 ba · sleeps 6 | $24,063 | $316 | 21% | 4.9★ (43) | 0.7 mi | Delisted |
Riverside Ellijay Cabin w/ Hot Tub & Game Room Cabin
| 2 bd · 2 ba · sleeps 6 | $45,233 | $288 | 43% | 4.7★ (113) | 0.8 mi | AirbnbVrboBooking |
Chardonnay River Chalet| Ellijay, GA Cabin
| 2 bd · 2 ba · sleeps 4 | $71,853 | $340 | 58% | 4.9★ (28) | 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
Est. revenue
$49,221
NOI
$22,291
Cash flow /mo
$1,858
Cash needed
$698,000
Cash-on-cash (all cash)
3.2%
ROE (yr 1)
6.0%
Cap rate
3.4%
DSCR
—
Year-1 write-off
$170,522
Year-1 tax shield @ 32%
$54,567
Year-1 return on equity
- Cash flow (annual)$22,291
- Principal paydown (n/a, cash)$0
- Appreciation at%$19,500
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)$9,844
- Platform fees (3% of revenue)$1,477
- Maintenance / capex (5% of revenue)$2,461
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,928
- Insurance (STR-rated)$7,020
Cash needed to close
- Purchase price (all cash)$650,000
- Closing costs (4.0%)$26,000
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$54,567
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
$581,000
Short-life (5/15-yr)
$148,000 · 26%
Year-1 deduction
$171,000
Year-1 tax shield @ 32%
$55,000
Land 11% (county tax record, market value split) · building $433,000 over 39 years · new furniture $22,000
Based on: 1,650 sq ft, built 1996, 2 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $107,000 in year 1 (15% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,500
Kitchen cabinetsdefault
$9,400 new × 40% good × 3.58 allocation
- $11,000
Kitchen countertopsdefault
$7,700 new × 40% good × 3.58 allocation
- $4,100
Decorative trimdefault
$2,900 new × 40% good × 3.58 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.58 allocation
- $1,300
Shelvingdefault
$900 new × 40% good × 3.58 allocation
- $6,100
Window coverings (17)default
$4,300 new × 40% good × 3.58 allocation
- $7,600
Carpet, vinyl & laminate (50% of floors)listing
$5,300 new × 40% good × 3.58 allocation
- $10,500
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 3.58 allocation
- $6,300
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 3.58 allocation
- $8,600
Appliances (range, dishwasher, refrigerator, washer)listing
$6,000 new × 40% good × 3.58 allocation
- $12,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.58 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,100
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 3.58 allocation
- $14,500
Landscaping (typical)default
$8,100 new × 50% good × 3.58 allocation
- $2,900
Patiosdefault
$1,600 new × 50% good × 3.58 allocation
- $33,200
Decks & porches (attached)listing
$18,600 new × 50% good × 3.58 allocation
- $320,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$179,100 new × 50% good × 3.58 allocation
- $26,600
Building plumbing & fixturesdefault
$18,500 new × 40% good × 3.58 allocation
- $26,000
Building electrical & lightingdefault
$18,200 new × 40% good × 3.58 allocation
- $26,600
HVACdefault
$18,600 new × 40% good × 3.58 allocation
- $7,600
Hardwood & tile floorsdefault
$5,300 new × 40% good × 3.58 allocation
- $3,800
Fireplacelisting
$2,600 new × 40% good × 3.58 allocation
- $21,500
Septic systemlisting
$12,000 new × 50% good × 3.58 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $104,400 | $65,700 | $500 | $170,500 |
| 2 | $0 | $0 | $11,100 | $11,100 |
| 3 | $0 | $0 | $11,100 | $11,100 |
| 4 | $0 | $0 | $11,100 | $11,100 |
| 5 | $0 | $0 | $11,100 | $11,100 |
| 6+ | $0 | $0 | $387,700 | $387,700 |
| Total | $104,400 | $65,700 | $432,500 | $602,600 |
The building's share of the price ($581,000) is 3.6x our depreciated replacement cost of the home ($162,000). 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: 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.