420 Meadow Cir
Ellijay, GA 30540
$625,000
4 bd · 3 ba · 3,540 sqft · Listed 74d ago
View on Realtor.com →Year built
2017
Sqft
3,540
Lot sqft
37,026
HOA / mo
None
Furnished
No
List date
2026-08-30T16:04:39.000000Z
Revenue
Annual revenue
$34,825
ADR
$259
Occupancy
37%
Cleaning fees (12 mo)
$7,174
Confidence
Low (35.63), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $39,896
Pondside Porch House
House · 4 bd · 2 ba · sleeps 10 · 1.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $47,872ADR $222Occ ≈ 59%5★ (183)
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade
Cabin · 4 bd · 3 ba · sleeps 9 · 2.8 mi
Revenue $31,708ADR $363Occ ≈ 24%4.5★ (2)
Delisted
Deer Dew Drop Inn - Guests must be 25 years of
Cabin · 4 bd · 3.5 ba · sleeps 9 · 3.0 mi
Revenue $65,395ADR $404Occ ≈ 44%4.9★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pondside Porch House House
| 4 bd · 2 ba · sleeps 10 | $47,872 | $222 | 59% | 5★ (183) | 1.4 mi | Airbnb |
Luxury 3 Kings • Bunks •HotTub • Game • MovieRoom Cabin
| 4 bd · 3 ba · sleeps 10 | $58,723 | $369 | 44% | 5★ (108) | 2.1 mi | AirbnbVrboBooking |
French Country Cabin|4BR Retreat in Ellijay, GA Cabin
| 4 bd · 3 ba · sleeps 9 | $20,717 | $150 | 38% | 4.7★ (15) | 2.4 mi | AirbnbVrbo |
Cozy Mountain Bliss: King Suite, Games & Firepit! Cabin
| 4 bd · 3 ba · sleeps 12 | $25,343 | $244 | 28% | 4.8★ (103) | 2.6 mi | AirbnbVrbo |
Cozy Nest Cabin at Coosawattee House
| 4 bd · 3 ba · sleeps 10 | $26,836 | $277 | 27% | 4.8★ (19) | 2.7 mi | AirbnbVrboBooking |
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade Cabin | 4 bd · 3 ba · sleeps 9 | $31,708 | $363 | 24% | 4.5★ (2) | 2.8 mi | Delisted |
Highridge Hideaway|Hottub |Movie Theater|3700+ SF Cabin | 4 bd · 3 ba · sleeps 11 | $38,323 | $340 | 31% | 4.9★ (26) | 2.8 mi | AirbnbBooking |
Riverfront • Pets • Fire Pit • Free Night Cabin
| 4 bd · 3 ba · sleeps 10 | $55,717 | $364 | 42% | 5★ (48) | 2.9 mi | AirbnbVrbo |
Deer Dew Drop Inn - Guests must be 25 years of Cabin | 4 bd · 3.5 ba · sleeps 9 | $65,395 | $404 | 44% | 4.9★ (7) | 3.0 mi | Airbnb |
Relaxing 4 Bedroom Riverside Cabin Cabin
| 4 bd · 2.5 ba · sleeps 10 | $21,938 | $217 | 28% | 4.8★ (67) | 3.0 mi | AirbnbVrbo |
Show 12 more
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 ON THE RIVER! Running Deer Riverfront Cabin Cabin
| 4 bd · 3 ba · sleeps 12 | $23,016 | $381 | 17% | 5★ (9) | 3.0 mi | AirbnbVrbo |
 Eagle Mountain River Retreat House
| 4 bd · 3 ba · sleeps 10 | $19,061 | $254 | 21% | 4.9★ (58) | 3.0 mi | AirbnbVrbo |
 Deer Valley Cabin
| 4 bd · 3 ba · sleeps 12 | $49,034 | $293 | 46% | 5★ (364) | 3.1 mi | AirbnbVrbo |
 Buck Watch Lodge Cabin
| 4 bd · 3 ba · sleeps 10 | $6,945 | $284 | 7% | 4.5★ (12) | 3.2 mi | AirbnbVrboBooking |
 Jagged Owl | Coosawattee River Resort Cabin
| 4 bd · 3 ba · sleeps 10 | $41,468 | $308 | 37% | 4.8★ (57) | 3.2 mi | AirbnbVrbo |
 Mountain River Escape Cabin
| 4 bd · 3.5 ba · sleeps 10 | $61,578 | $428 | 39% | 5★ (119) | 3.2 mi | AirbnbVrbo |
 Cozy lux retreat w/VIEWS and hot tub Cabin
| 4 bd · 3 ba · sleeps 10 | $72,395 | $453 | 44% | 5★ (147) | 3.3 mi | AirbnbVrbo |
 Family Cabin: Mountains, Fire pit, Games, Hot tub! Cabin
| 4 bd · 4 ba · sleeps 10 | $48,337 | $338 | 39% | 5★ (58) | 3.3 mi | AirbnbVrbo |
 Cozy Cabin in Coosawattee River Resort! Cabin
| 4 bd · 3 ba · sleeps 11 | $19,113 | $258 | 20% | 4.8★ (40) | 3.3 mi | AirbnbVrboBooking |
 Crescent Moon -Dock on River, Outside Fireplace Cabin
| 4 bd · 3 ba · sleeps 10 | $61,572 | $519 | 33% | 4.8★ (9) | 3.4 mi | AirbnbVrbo |
 Modern Rustic 3BR & Loft, Hot Tub, GR and Fire Pit Cabin
| 4 bd · 3 ba · sleeps 10 | $49,445 | $303 | 45% | 5★ (45) | 3.4 mi | AirbnbVrbo |
 Family Cabin in Ellijay • Hot Tub • Relax & Unwind Cabin
| 4 bd · 3.5 ba · sleeps 12 | $27,463 | $318 | 24% | 4.7★ (13) | 3.5 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$34,825
NOI
$13,293
Cash flow /mo
-$2,309
Cash needed
$204,250
Cash-on-cash
-13.6%
ROE (yr 1)
-2.4%
Cap rate
2.1%
DSCR
0.32
Year-1 write-off
$124,860
Year-1 tax shield @ 32%
$39,955
Year-1 return on equity
- Cash flow (annual)-$27,707
- Principal paydown$3,970
- Appreciation at%$18,750
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)$6,965
- Platform fees (3% of revenue)$1,045
- Maintenance / capex (5% of revenue)$1,741
- Utilities & supplies$4,200
- HOA$0
- Property tax$831
- Insurance (STR-rated)$6,750
Cash needed to close
- Down payment (25%)$156,250
- Closing costs (4.0%)$25,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$39,955
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
$595,000
Short-life (5/15-yr)
$99,000 · 17%
Year-1 deduction
$125,000
Year-1 tax shield @ 32%
$40,000
Land 5% (county tax record, market value split) · building $496,000 over 39 years · new furniture $23,000
Based on: 3,540 sq ft, built 2017, 4 bd / 3 ba, unfurnished, listing features (covered patio, fence, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $97,000 in year 1 (12% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$13,600 new × 64% good × 1.14 allocation
- $10,200
Kitchen countertops (stone)listing
$13,900 new × 64% good × 1.14 allocation
- $4,500
Decorative trimdefault
$6,200 new × 64% good × 1.14 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.14 allocation
- $1,100
Shelvingdefault
$1,500 new × 64% good × 1.14 allocation
- $4,000
Window coverings (35)default
$8,800 new × 40% good × 1.14 allocation
- $5,200
Carpet, vinyl & laminate (50% of floors)listing
$11,400 new × 40% good × 1.14 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$10,500 new × 82% good × 1.14 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$6,400 new × 82% good × 1.14 allocation
- $3,100
Appliances (range, microwave, dishwasher, refrigerator, washer)listing
$6,700 new × 40% good × 1.14 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,000
Paving: driveway & walks (paved)default
$12,300 new × 64% good × 1.14 allocation
- $8,700
Landscaping (typical)default
$11,900 new × 64% good × 1.14 allocation
- $21,400
Covered patiolisting
$29,200 new × 64% good × 1.14 allocation
- $2,200
Decks & porches (attached)default
$3,500 new × 55% good × 1.14 allocation
- $3,800
Fencinglisting
$6,000 new × 55% good × 1.14 allocation
- $374,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$384,800 new × 85% good × 1.14 allocation
- $37,500
Building plumbing & fixturesdefault
$39,900 new × 82% good × 1.14 allocation
- $39,600
Building electrical & lightingdefault
$42,100 new × 82% good × 1.14 allocation
- $25,100
HVACdefault
$39,900 new × 55% good × 1.14 allocation
- $8,300
Hardwood & tile floorsdefault
$11,400 new × 64% good × 1.14 allocation
- $1,900
Fireplacelisting
$2,600 new × 64% good × 1.14 allocation
- $8,800
Septic systemlisting
$12,000 new × 64% good × 1.14 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,100 | $45,100 | $2,700 | $124,900 |
| 2 | $0 | $0 | $12,700 | $12,700 |
| 3 | $0 | $0 | $12,700 | $12,700 |
| 4 | $0 | $0 | $12,700 | $12,700 |
| 5 | $0 | $0 | $12,700 | $12,700 |
| 6+ | $0 | $0 | $442,100 | $442,100 |
| Total | $77,100 | $45,100 | $495,600 | $617,800 |
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: 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.