236 Ivy Dr
Ellijay, GA 30540
$625,000
3 bd · 2 ba · 1,808 sqft · Listed 20d ago
View on Realtor.com →Year built
2023
Sqft
1,808
Lot sqft
34,848
HOA / mo
$0
Furnished
No
List date
2026-09-07T13:13:24.000000Z
Revenue
Annual revenue
$24,365
ADR
$175
Occupancy
38%
Cleaning fees (12 mo)
$6,217
Confidence
Low (22.78), 15 comps
Comp revenue range (p25 / median / p75)
Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $7,517ADR $309Occ ≈ 7%5★ (1)
Modern mountain cabin with patio, central AC, and washer/dryer
House · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $27,393ADR $153Occ ≈ 49%4.9★ (17)
Maple Summit Ellijay
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $3,184ADR $318Occ ≈ 3%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hardwood Hideaway Stay House | 3 bd · 2 ba · sleeps 7 | $14,143 | $170 | 23% | 4.8★ (52) | 105 ft | AirbnbVrbo |
Modern cabin retreat in Coosawattee river resort Cabin | 3 bd · 2 ba · sleeps 7 | $44,241 | $265 | 46% | 5★ (30) | 0.4 mi | AirbnbVrbo |
3 BR home with outdoor deck and serene views Cabin | 3 bd · 3 ba · sleeps 8 | $2,730 | $273 | 3% | — | 0.4 mi | AirbnbVrboBooking |
Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities Cabin | 3 bd · 3 ba · sleeps 8 | $7,517 | $309 | 7% | 5★ (1) | 0.4 mi | Vrbo |
Resort Cabin w/Hot Tub, Firepit Mins to DT Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $7,273 | $421 | 5% | 5★ (62) | 0.5 mi | AirbnbVrbo |
Resort cabin, close to gate, hot tub, fenced yard Cabin | 3 bd · 2 ba · sleeps 7 | $36,743 | $271 | 37% | 4.9★ (179) | 0.5 mi | AirbnbVrbo |
Modern mountain cabin with patio, central AC, and washer/dryer House | 3 bd · 2 ba · sleeps 7 | $27,393 | $153 | 49% | 4.9★ (17) | 0.5 mi | Vrbo |
Cabin w/Hot Tub, Sauna, Firepits, Resort Amenities House | 3 bd · 3 ba · sleeps 8 | $66,080 | $317 | 57% | 5★ (39) | 0.5 mi | AirbnbVrbo |
Maple Summit Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $3,184 | $318 | 3% | 5★ (1) | 0.5 mi | Airbnb |
Empress Tree Lodge - HotTub/Sauna/FirePit/Sleeps10 House | 3 bd · 3 ba · sleeps 10 | $29,859 | $330 | 25% | 4.8★ (27) | 0.5 mi | AirbnbVrbo |
Show all 15 comps
Woodland Escape Cabin
House · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $3,100ADR $172Occ ≈ 5%4.9★ (26)
Wander and Wine - Ellijay Escape
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $43,279ADR $196Occ ≈ 60%5★ (37)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Woodland Escape Cabin House | 3 bd · 2 ba · sleeps 7 | $3,100 | $172 | 5% | 4.9★ (26) | 0.5 mi | Airbnb |
Vino Vista 2BR+Loft-Wine Cellar, Game Rm & Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $38,637 | $210 | 50% | 5★ (85) | 0.5 mi | AirbnbVrbo |
Wander and Wine - Ellijay Escape House | 3 bd · 2 ba · sleeps 6 | $43,279 | $196 | 60% | 5★ (37) | 0.6 mi | Airbnb |
Ellijay Escape: Hike, Shop, Explore & More! Cabin | 3 bd · 2.5 ba · sleeps 8 | $14,049 | $187 | 21% | 4.4★ (13) | 0.7 mi | AirbnbVrboBooking |
Beautiful Light-Filled Cabin in Ellijay w/Fire Pit Cabin | 3 bd · 2.5 ba · sleeps 6 | $33,396 | $188 | 49% | 4.9★ (81) | 0.7 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
$24,365
NOI
$5,153
Cash flow /mo
-$2,939
Cash needed
$206,750
Cash-on-cash
-17.1%
ROE (yr 1)
-6.0%
Cap rate
0.8%
DSCR
0.13
Year-1 write-off
$149,805
Year-1 tax shield @ 32%
$47,938
Year-1 return on equity
- Cash flow (annual)-$35,262
- Principal paydown$4,090
- Appreciation at%$18,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$4,873
- Platform fees (3% of revenue)$731
- Maintenance / capex (5% of revenue)$1,218
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,440
- Insurance (STR-rated)$6,750
Cash needed to close
- Down payment (25%)$156,250
- Closing costs (4.0%)$25,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,938
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
$593,000
Short-life (5/15-yr)
$123,000 · 21%
Year-1 deduction
$150,000
Year-1 tax shield @ 32%
$48,000
Land 5% (county tax record, market value split) · building $470,000 over 39 years · new furniture $26,000
Based on: 1,808 sq ft, built 2023, 3 bd / 2 ba, unfurnished, listing features (fence, game room, fireplace, stone counters, appliance list, septic).
IRS-guide safe-harbor floor: $109,000 in year 1 (14% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,400
Kitchen cabinetsdefault
$9,800 new × 88% good × 1.79 allocation
- $15,700
Kitchen countertops (stone)listing
$10,000 new × 88% good × 1.79 allocation
- $5,000
Decorative trimdefault
$3,200 new × 88% good × 1.79 allocation
- $400
Mirrorsdefault
$300 new × 75% good × 1.79 allocation
- $1,900
Shelvingdefault
$1,200 new × 88% good × 1.79 allocation
- $5,600
Window coverings (18)default
$4,500 new × 70% good × 1.79 allocation
- $6,200
Carpet, vinyl & laminate (40% of floors)default
$4,700 new × 75% good × 1.79 allocation
- $12,800
Kitchen & laundry equipment plumbingdefault
$7,600 new × 94% good × 1.79 allocation
- $7,700
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 94% good × 1.79 allocation
- $10,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.79 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,900
Paving: driveway & walks (paved)listing
$8,800 new × 88% good × 1.79 allocation
- $13,300
Landscaping (typical)default
$8,500 new × 88% good × 1.79 allocation
- $2,800
Patiosdefault
$1,800 new × 88% good × 1.79 allocation
- $2,700
Decks & porches (attached)default
$1,800 new × 85% good × 1.79 allocation
- $9,100
Fencinglisting
$6,000 new × 85% good × 1.79 allocation
- $332,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$196,100 new × 95% good × 1.79 allocation
- $34,200
Building plumbing & fixturesdefault
$20,300 new × 94% good × 1.79 allocation
- $33,900
Building electrical & lightingdefault
$20,200 new × 94% good × 1.79 allocation
- $30,900
HVACdefault
$20,400 new × 85% good × 1.79 allocation
- $11,000
Hardwood & tile floorsdefault
$7,000 new × 88% good × 1.79 allocation
- $8,300
Fireplaces (2)listing
$5,300 new × 88% good × 1.79 allocation
- $18,900
Septic systemlisting
$12,000 new × 88% good × 1.79 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $106,500 | $41,800 | $1,500 | $149,800 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $420,200 | $420,200 |
| Total | $106,500 | $41,800 | $469,900 | $618,200 |
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.