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229 Crossroads Church Rd

229 Crossroads Church Rd

Ellijay, GA 30540

$899,900

5 bd · 3.5 ba · 3,609 sqft · Listed 13d ago

View on Realtor.com →
Low confidence

Year built

1996

Sqft

3,609

Lot sqft

121,968

HOA / mo

$0

Furnished

No

List date

2026-09-14T19:16:06.000000Z

Revenue

Annual revenue

$61,936

ADR

$398

Occupancy

43%

Cleaning fees (12 mo)

$9,565

Confidence

Low (31.26), 16 comps

Comp revenue range (p25 / median / p75)

$23,202$52,691$79,200

  • Relax & Unwind, Fully Furnished, Pet Friendly

    Cabin · 5 bd · 3 ba · sleeps 12 · 1.0 mi

    Revenue $42,953ADR $336Occ ≈ 35%5★ (72)

    AirbnbVrbo

  • Cozy Mountain Cabin | Hot Tub & Fire Pit

    Vacation home · 5 bd · 3 ba · sleeps 9 · 1.2 mi

    Revenue $7,266ADR $197Occ ≈ 10%—

    Booking

  • Riverfront Retreat I Hot Tub+ Rock Wall + WiFi

    Cabin · 5 bd · 3 ba · sleeps 12 · 1.7 mi

    Revenue $86,308ADR $472Occ ≈ 50%4.9★ (328)

    AirbnbVrbo

  • Family Retreat•Creek•Blackstone•Dog & baby gear

    Cabin · 5 bd · 3 ba · sleeps 12 · 1.8 mi

    Revenue $88,229ADR $470Occ ≈ 51%5★ (16)

    AirbnbVrbo

  • Mountaintown Creekside Cabin Getaway

    House · 5 bd · 3 ba · sleeps 12 · 1.9 mi

    Revenue $10,395ADR $467Occ ≈ 6%4.8★ (69)

    AirbnbVrbo

  • Mountaintown Creekside Cabin Getaway

    Vacation home · 5 bd · 3 ba · sleeps 12 · 1.9 mi

    Revenue $26,284ADR $437Occ ≈ 16%2.5★ (2)

    Booking

  • Family Retreat-Creek-Blackstone-Dog & baby gear.

    Cabin · 5 bd · 3 ba · sleeps 12 · 1.9 mi

    Revenue $1,617ADR $269Occ ≈ 2%—

    Vrbo

  • Grande Lodge-Riverfront, Fiber, HotTub, Dog, Fish

    Cabin · 5 bd · 4.5 ba · sleeps 12 · 2.0 mi

    Revenue $128,050ADR $615Occ ≈ 57%5★ (131)

    AirbnbVrbo

  • Family Retreat•Creek•Blackstone•Dog & baby gear

    Cabin · 5 bd · 3 ba · sleeps 12 · 2.0 mi

    Revenue $40,690ADR $349Occ ≈ 32%5★ (15)

    AirbnbVrbo

  • Rockin' River | Trout Fishing Cabin Coosawattee

    Cabin · 5 bd · 3 ba · sleeps 10 · 2.0 mi

    Revenue $68,994ADR $405Occ ≈ 47%4.6★ (67)

    AirbnbVrbo

Show all 16 comps

  • Deer Creek Retreat

    Cabin · 5 bd · 3.5 ba · sleeps 10 · 2.0 mi

    Revenue $13,954ADR $359Occ ≈ 11%4.8★ (17)

    AirbnbVrboBooking

  • Coosawattee River Haven: Luxurious Ellijay Lodge with 750' Private Waterfront!

    Cabin · 5 bd · 3 ba · sleeps 14 · 2.1 mi

    Revenue $109,415ADR $524Occ ≈ 57%5★ (285)

    Vrbo

  • ON THE RIVER! Little Bear’s Riverfront Cabin

    Cabin · 5 bd · 3.5 ba · sleeps 12 · 2.1 mi

    Revenue $48,552ADR $405Occ ≈ 33%5★ (14)

    AirbnbVrbo

  • Waterfront Lodge - sleeps 22- level lot- fire pit

    Cabin · 5 bd · 3.5 ba · sleeps 16 · 2.1 mi

    Revenue $72,171ADR $559Occ ≈ 35%4.8★ (64)

    AirbnbVrbo

  • Creekfront River Bear Lodge Sleeps 14 - Hot Tub, Game Room & Outdoor Fireplace!

    Cabin · 5 bd · 3.5 ba · sleeps 14 · 2.2 mi

    Revenue $76,831ADR $432Occ ≈ 49%4.9★ (59)

    Vrbo

  • New! Modern Cozy Family Cabin with Hot Tub

    Cabin · 5 bd · 4 ba · sleeps 14 · 2.3 mi

    Revenue $56,830ADR $531Occ ≈ 29%4.8★ (39)

    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

Est. revenue

$61,936

NOI

$29,293

Cash flow /mo

$2,441

Cash needed

$962,396

Cash-on-cash (all cash)

3.0%

ROE (yr 1)

5.8%

Cap rate

3.3%

DSCR

—

Year-1 write-off

$192,428

Year-1 tax shield @ 32%

$61,577

Year-1 return on equity

  • Cash flow (annual)$29,293
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,997
ROE5.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$12,387
  • Platform fees (3% of revenue)$1,858
  • Maintenance / capex (5% of revenue)$3,097
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,382
  • Insurance (STR-rated)$9,719

Cash needed to close

  • Purchase price (all cash)$899,900
  • Closing costs (4.0%)$35,996
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$61,577

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

$822,000

Short-life (5/15-yr)

$164,000 · 20%

Year-1 deduction

$192,000

Year-1 tax shield @ 32%

$62,000

Land 9% (county tax record, market value split) · building $659,000 over 39 years · new furniture $27,000

Based on: 3,609 sq ft, built 1996, 5 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $104,000 in year 1 (9% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$103,100

  • Kitchen cabinetsdefault

    $13,700 new × 40% good × 2.54 allocation

    $13,900

  • Kitchen countertops (stone)listing

    $14,000 new × 40% good × 2.54 allocation

    $14,300

  • Decorative trimdefault

    $6,300 new × 40% good × 2.54 allocation

    $6,400

  • Mirrorsdefault

    $500 new × 40% good × 2.54 allocation

    $500

  • Shelvingdefault

    $1,800 new × 40% good × 2.54 allocation

    $1,800

  • Window coverings (36)default

    $9,000 new × 40% good × 2.54 allocation

    $9,200

  • Carpet, vinyl & laminate (33% of floors)listing

    $7,700 new × 40% good × 2.54 allocation

    $7,900

  • Kitchen & laundry equipment plumbingdefault

    $10,700 new × 40% good × 2.54 allocation

    $10,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,400 new × 40% good × 2.54 allocation

    $6,600

  • Appliances (range, dishwasher, disposal, washer, dryer)listing

    $5,200 new × 40% good × 2.54 allocation

    $5,300

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$87,200

  • Paving: driveway & walks (paved)default

    $12,500 new × 50% good × 2.54 allocation

    $15,800

  • Landscaping (typical)default

    $12,000 new × 50% good × 2.54 allocation

    $15,200

  • Patiosdefault

    $3,600 new × 50% good × 2.54 allocation

    $4,500

  • Decks & porches (attached)listing

    $40,600 new × 50% good × 2.54 allocation

    $51,600
Building, 39-year$658,500

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $392,100 new × 50% good × 2.54 allocation

    $498,400

  • Building plumbing & fixturesdefault

    $40,700 new × 40% good × 2.54 allocation

    $41,400

  • Building electrical & lightingdefault

    $43,000 new × 40% good × 2.54 allocation

    $43,700

  • HVACdefault

    $40,700 new × 40% good × 2.54 allocation

    $41,300

  • Hardwood & tile floorsdefault

    $15,500 new × 40% good × 2.54 allocation

    $15,700

  • Fireplacelisting

    $2,600 new × 40% good × 2.54 allocation

    $2,700

  • Septic systemlisting

    $12,000 new × 50% good × 2.54 allocation

    $15,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$103,100$87,200$2,100$192,400
2$0$0$16,900$16,900
3$0$0$16,900$16,900
4$0$0$16,900$16,900
5$0$0$16,900$16,900
6+$0$0$588,900$588,900
Total$103,100$87,200$658,500$848,800

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.