31 Nahunta Ct
Ellijay, GA 30540
$599,000
3 bd · 2.5 ba · 2,738 sqft · Listed 24d ago
View on Realtor.com →Year built
2006
Sqft
2,738
Lot sqft
77,101
HOA / mo
$23
Furnished
No
List date
2026-09-03T16:27:51.000000Z
Revenue
Annual revenue
$42,769
ADR
$246
Occupancy
48%
Cleaning fees (12 mo)
$8,136
Confidence
Low (33.05), 20 comps
Comp revenue range (p25 / median / p75)
River Ritz | No Pet Fees | Sleeps 6 | Riverfront Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $53,219ADR $276Occ ≈ 53%4.7★ (157)
Riverfront cabin with hot tub, fireplaces & game room with pool table
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi
Revenue $51,750ADR $469Occ ≈ 30%4.3★ (29)
Ellijay Family River Retreat
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi
Revenue $9,581ADR $532Occ ≈ 5%4.8★ (5)
Riverside Retreat | No Pet Fees | Sleeps 6 | Riverfront
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $53,391ADR $265Occ ≈ 55%4.4★ (154)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River Ritz | No Pet Fees | Sleeps 6 | Riverfront Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $53,219 | $276 | 53% | 4.7★ (157) | 0.1 mi | Vrbo |
Riverfront cabin with hot tub, fireplaces & game room with pool table Cabin | 3 bd · 3.5 ba · sleeps 8 | $51,750 | $469 | 30% | 4.3★ (29) | 0.2 mi | Vrbo |
Ellijay Family River Retreat Cabin | 3 bd · 3.5 ba · sleeps 8 | $9,581 | $532 | 5% | 4.8★ (5) | 0.2 mi | Airbnb |
River Front | Fishing | Private | A- FRAME| Porch Cabin | 3 bd · 2 ba · sleeps 8 | $23,428 | $387 | 17% | 4.9★ (11) | 0.3 mi | AirbnbVrbo |
Riverbend Lodge- Riverfront, Screened area,Firepit Cabin | 3 bd · 3.5 ba · sleeps 8 | $43,631 | $557 | 21% | — | 0.3 mi | AirbnbVrbo |
Riverfront Cabin! Hot Tub Fire Pit Arcade! Cabin | 3 bd · 2 ba · sleeps 6 | $41,326 | $196 | 58% | 4.8★ (128) | 0.3 mi | AirbnbVrbo |
River Run | Ellijay, Georgia Cabin | 3 bd · 3 ba · sleeps 6 | $70,355 | $353 | 55% | 4.8★ (66) | 0.4 mi | AirbnbVrbo |
Cozy Log Cabin w/ Hot Tub & Tiny House, Sleeps 6 Cabin | 3 bd · 3 ba · sleeps 6 | $30,452 | $196 | 43% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Riverside Retreat | No Pet Fees | Sleeps 6 | Riverfront Cabin | 3 bd · 2 ba · sleeps 6 | $53,391 | $265 | 55% | 4.4★ (154) | 0.4 mi | Vrbo |
Freestone- Private River Access & Sunset Views Cabin | 3 bd · 3 ba · sleeps 8 | $40,416 | $416 | 27% | 4.9★ (48) | 0.5 mi | AirbnbVrbo |
Show all 20 comps
Water's Edge | No Pet Fees | Sleeps 6 | Riverfront | Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $86,778ADR $325Occ ≈ 73%4.8★ (173)
May the Course Be With You. 3 bedroom villa at white Path Golf Course Ellijay
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $5,637ADR $216Occ ≈ 7%—
Dog- friendly cabin w/ hot tub, firepit, fireplace & mountain view
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $19,948ADR $192Occ ≈ 28%4.5★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Water's Edge | No Pet Fees | Sleeps 6 | Riverfront | Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $86,778 | $325 | 73% | 4.8★ (173) | 0.5 mi | Vrbo |
Starlight Ridge Cabin | 3 bd · 2 ba · sleeps 6 | $10,964 | $231 | 13% | 4.7★ (8) | 0.5 mi | AirbnbVrbo |
Mountain Song Cabin | 3 bd · 2 ba · sleeps 6 | $24,796 | $189 | 36% | 5★ (3) | 0.5 mi | AirbnbVrbo |
Come Hide Away! Cabin | 3 bd · 2 ba · sleeps 8 | $15,262 | $246 | 17% | 5★ (11) | 0.6 mi | AirbnbVrbo |
Sauna, Cold Plunge, Hot Tub & Theater - Ellie Blue Cabin | 3 bd · 2.5 ba · sleeps 8 | $10,569 | $340 | 9% | 5★ (4) | 0.6 mi | AirbnbVrbo |
May the Course Be With You. 3 bedroom villa at white Path Golf Course Ellijay House | 3 bd · 2 ba · sleeps 6 | $5,637 | $216 | 7% | — | 0.7 mi | Vrbo |
Dog- friendly cabin w/ hot tub, firepit, fireplace & mountain view Cabin | 3 bd · 2 ba · sleeps 6 | $19,948 | $192 | 28% | 4.5★ (42) | 0.7 mi | Vrbo |
Rustic Ridge | Hot Tub | Adult Retreat | Kids Loft Cabin | 3 bd · 2 ba · sleeps 8 | $39,147 | $177 | 61% | 5★ (37) | 0.7 mi | AirbnbVrbo |
Wonderland Ellijay Stay Cabin | 3 bd · 2 ba · sleeps 6 | $13,844 | $203 | 19% | 4.6★ (76) | 0.7 mi | AirbnbVrboBooking |
May the Course Be With You House | 3 bd · 2 ba · sleeps 6 | $16,695 | $298 | 15% | 4.7★ (14) | 0.7 mi | VrboBooking |
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
$42,769
NOI
$17,220
Cash flow /mo
-$1,793
Cash needed
$199,210
Cash-on-cash
-10.8%
ROE (yr 1)
0.2%
Cap rate
2.9%
DSCR
0.44
Year-1 write-off
$128,054
Year-1 tax shield @ 32%
$40,977
Year-1 return on equity
- Cash flow (annual)-$21,513
- Principal paydown$3,920
- Appreciation at%$17,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,554
- Platform fees (3% of revenue)$1,283
- Maintenance / capex (5% of revenue)$2,138
- Utilities & supplies$4,200
- HOA$276
- Property tax$2,628
- Insurance (STR-rated)$6,469
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,977
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
$552,000
Short-life (5/15-yr)
$101,000 · 18%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 8% (county tax record, market value split) · building $451,000 over 39 years · new furniture $26,000
Based on: 2,738 sq ft, built 2006, 3 bd / 2.5 ba, unfurnished, listing features (deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $81,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,100
Kitchen cabinetsdefault
$11,800 new × 40% good × 1.72 allocation
- $8,300
Kitchen countertops (stone)listing
$12,100 new × 40% good × 1.72 allocation
- $3,300
Decorative trimdefault
$4,800 new × 40% good × 1.72 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.72 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.72 allocation
- $4,600
Window coverings (27)default
$6,800 new × 40% good × 1.72 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$9,200 new × 60% good × 1.72 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 60% good × 1.72 allocation
- $5,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.72 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
- $9,300
Paving: driveway & walks (paved)default
$10,800 new × 50% good × 1.72 allocation
- $9,000
Landscaping (typical)default
$10,400 new × 50% good × 1.72 allocation
- $10,600
Patioslisting
$12,300 new × 50% good × 1.72 allocation
- $26,400
Decks & porches (attached)listing
$30,800 new × 50% good × 1.72 allocation
- $340,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$297,700 new × 67% good × 1.72 allocation
- $31,800
Building plumbing & fixturesdefault
$30,900 new × 60% good × 1.72 allocation
- $32,900
Building electrical & lightingdefault
$32,000 new × 60% good × 1.72 allocation
- $21,200
HVACdefault
$30,800 new × 40% good × 1.72 allocation
- $12,100
Hardwood & tile floorsdefault
$17,600 new × 40% good × 1.72 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.72 allocation
- $10,300
Septic systemlisting
$12,000 new × 50% good × 1.72 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,300 | $55,300 | $1,400 | $128,100 |
| 2 | $0 | $0 | $11,600 | $11,600 |
| 3 | $0 | $0 | $11,600 | $11,600 |
| 4 | $0 | $0 | $11,600 | $11,600 |
| 5 | $0 | $0 | $11,600 | $11,600 |
| 6+ | $0 | $0 | $403,200 | $403,200 |
| Total | $71,300 | $55,300 | $450,800 | $577,500 |
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.