635 Garnet Dr Unit 2622
Ellijay, GA 30540
$499,000
3 bd · 3.5 ba · 1,874 sqft · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
1,874
Lot sqft
25,265
HOA / mo
$99
Furnished
No
List date
2026-10-30T21:02:38.000000Z
Revenue
Annual revenue
$46,534
ADR
$308
Occupancy
41%
Cleaning fees (12 mo)
$9,561
Confidence
Med (57.84), 38 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $45,124
Sauna • Hot Tub • Cold Plunge | Luxe Cabin
Cabin · 3 bd · 3 ba · sleeps 7 · 0.4 mi
Revenue $34,887ADR $287Occ ≈ 33%5★ (19)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Whitetail Woods Stay Cabin
| 3 bd · 3.5 ba · sleeps 7 | $4,471 | $223 | 5% | 5★ (12) | 407 ft | AirbnbVrbo |
Pet-Friendly escape in Ellijay! Private Hot Tub! Cabin
| 3 bd · 3 ba · sleeps 6 | $45,538 | $323 | 39% | 4.5★ (16) | 0.1 mi | AirbnbVrboBooking |
Hot Tub|Fire Pit|Game Room LUX family retreat Cabin
| 3 bd · 3 ba · sleeps 8 | $52,666 | $245 | 59% | 5★ (91) | 0.2 mi | AirbnbVrbo |
Pet-Friendly Ellijay Cabin: Hot Tub & Fiber WiFi House
| 3 bd · 3 ba · sleeps 6 | $31,550 | $255 | 34% | 5★ (25) | 0.3 mi | AirbnbVrboBooking |
Legends Hideaway-Hot tub, game room, fireplace&Pit Cabin
| 3 bd · 2.5 ba · sleeps 10 | $32,994 | $317 | 29% | 5★ (22) | 0.3 mi | AirbnbVrbo |
Serene Cottage Retreat w/ Hot tub, 2 Fireplaces! Cabin
| 3 bd · 3.5 ba · sleeps 8 | $50,018 | $298 | 46% | 5★ (80) | 0.3 mi | AirbnbVrbo |
Ellijay Luxe Cabin | Hot Tub~Sauna~Cold Plunge Cabin
| 3 bd · 3 ba · sleeps 7 | $12,552 | $246 | 14% | 4.9★ (8) | 0.4 mi | AirbnbVrbo |
Sauna • Hot Tub • Cold Plunge | Luxe Cabin Cabin | 3 bd · 3 ba · sleeps 7 | $34,887 | $287 | 33% | 5★ (19) | 0.4 mi | Airbnb |
Cozy Fall Cabin in Ellijay + Hot Tub + Sleeps 8! Cabin
| 3 bd · 3 ba · sleeps 8 | $50,720 | $283 | 49% | 5★ (169) | 0.4 mi | AirbnbVrboBooking |
Peaceful Mountain View Cabin Hot tub Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $51,094 | $314 | 45% | 5★ (153) | 0.4 mi | AirbnbVrbo |
Show 24 more
Upscale spacious cabin with decks on 3 levels
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $39,532ADR $241Occ ≈ 45%5★ (113)
Ellijay Luxe Cabin | Hot Tub~Sauna~Cold Plunge
Cabin · 3 bd · 3 ba · sleeps 7 · 0.4 mi
Revenue $22,949ADR $216Occ ≈ 29%5★ (15)
Secluded Roaring River Escape w/Amazing Amenities!
Cabin · 3 bd · 3 ba · sleeps 7 · 0.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $41,119ADR $234Occ ≈ 48%4.8★ (395)
NEW BUILD River view/access, Pool table, Hot Tub
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- Pool
- A/C
- Free parking
- +7
Revenue $59,416ADR $447Occ ≈ 36%5★ (17)
Gorgeous Riverfront Home - Stunning views on Rushing River with Recent Updates!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $69,828ADR $375Occ ≈ 51%4.7★ (151)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Upscale spacious cabin with decks on 3 levels Cabin
| 3 bd · 3.5 ba · sleeps 10 | $39,532 | $241 | 45% | 5★ (113) | 0.4 mi | Airbnb |
Cozy Ellijay Mountain Cabin • Hot Tub & Fireplace Cabin
| 3 bd · 3 ba · sleeps 8 | $54,015 | $234 | 63% | 5★ (91) | 0.4 mi | AirbnbVrbo |
River Daze - A Beautiful River Front Brick House O Cabin
| 3 bd · 2.5 ba · sleeps 10 | $26,951 | $372 | 20% | 4.7★ (78) | 0.4 mi | AirbnbVrboBooking |
Ellijay Luxe Cabin | Hot Tub~Sauna~Cold Plunge Cabin | 3 bd · 3 ba · sleeps 7 | $22,949 | $216 | 29% | 5★ (15) | 0.4 mi | Airbnb |
Eagle View Lodge | Ellijay, GA Cabin
| 3 bd · 3 ba · sleeps 6 | $57,874 | $380 | 42% | 5★ (46) | 0.5 mi | AirbnbVrbo |
Peaceful Ellijay Cabin: Pool Access & Resort Perks Cabin
| 3 bd · 3.5 ba · sleeps 8 | $20,828 | $245 | 23% | 5★ (38) | 0.5 mi | AirbnbVrboBooking |
Private Hot Tub Cabin—Dog Run, Theater & Arcade Cabin
| 3 bd · 2.5 ba · sleeps 6 | $67,970 | $269 | 69% | 5★ (125) | 0.5 mi | AirbnbVrboBooking |
Francis Oaks | Luxury Cabin in Coosawattee Cabin
| 3 bd · 3 ba · sleeps 6 | $47,698 | $344 | 38% | 5★ (1) | 0.6 mi | AirbnbVrbo |
River of Dreams - Secluded River Cabin Cabin | 3 bd · 2.5 ba · sleeps 6 | $33,330 | $348 | 26% | 4.8★ (67) | 0.6 mi | AirbnbBooking |
Secluded Roaring River Escape w/Amazing Amenities! Cabin
| 3 bd · 3 ba · sleeps 7 | $41,119 | $234 | 48% | 4.8★ (395) | 0.6 mi | Airbnb |
NEW BUILD River view/access, Pool table, Hot Tub Cabin
| 3 bd · 3 ba · sleeps 10 | $59,416 | $447 | 36% | 5★ (17) | 0.6 mi | Airbnb |
Coosawattee-2 Kings, Hot Tub, Pool Table, Fire Pit House
| 3 bd · 3 ba · sleeps 6 | $33,439 | $246 | 37% | 5★ (103) | 0.6 mi | AirbnbVrbo |
The Cypress Lodge in Ellijay Cabin
| 3 bd · 3.5 ba · sleeps 8 | $12,688 | $292 | 12% | 5★ (8) | 0.6 mi | AirbnbVrbo |
River Resort Cabin | game room, hot tub, fire pit Cabin
| 3 bd · 3 ba · sleeps 8 | $45,803 | $246 | 51% | 5★ (175) | 0.7 mi | AirbnbVrbo |
Gorgeous Riverfront Home - Stunning views on Rushing River with Recent Updates! Cabin | 3 bd · 3 ba · sleeps 8 | $69,828 | $375 | 51% | 4.7★ (151) | 0.7 mi | Delisted |
LOVE DOGSNoFee/FencedYard|HotTub|FirePit|GameRoom Cabin
| 3 bd · 3 ba · sleeps 8 | $49,142 | $328 | 41% | 5★ (24) | 0.7 mi | AirbnbVrbo |
Shady River Retreat House
| 3 bd · 3 ba · sleeps 6 | $33,722 | $204 | 45% | 4.9★ (212) | 0.7 mi | AirbnbVrbo |
New - Luxurious Mountain Home for 8 w/ amenities Cabin
| 3 bd · 2.5 ba · sleeps 8 | $49,416 | $285 | 48% | 4.8★ (18) | 0.7 mi | AirbnbVrboBooking |
Whitetail Bluff Cabin House
| 3 bd · 4.5 ba · sleeps 6 | $33,170 | $183 | 50% | 4.8★ (22) | 0.7 mi | AirbnbVrbo |
Château Cervidae | Luxury 3BR/3.5BA Cabin | Hot Tub House
| 3 bd · 3.5 ba · sleeps 8 | $44,710 | $505 | 24% | 5★ (4) | 0.7 mi | AirbnbVrbo |
Tie One On The River | Ellijay, GA Cabin
| 3 bd · 2.5 ba · sleeps 6 | $71,333 | $343 | 57% | 4.8★ (55) | 0.7 mi | AirbnbVrbo |
River’s Echo - Riverfront Cabin in Ellijay Cabin
| 3 bd · 3 ba · sleeps 6 | $71,615 | $298 | 66% | 5★ (331) | 0.7 mi | AirbnbVrbo |
3 BR home with pool table and hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $7,741 | $316 | 7% | 3.6★ (3) | 0.8 mi | AirbnbBooking |
Deer Dreaming Cabin on the Coosawattee River Cabin
| 3 bd · 3 ba · sleeps 6 | $56,496 | $228 | 68% | 5★ (103) | 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
$46,534
NOI
$19,600
Cash flow /mo
$1,633
Cash needed
$544,460
Cash-on-cash (all cash)
3.6%
ROE (yr 1)
6.3%
Cap rate
3.9%
DSCR
—
Year-1 write-off
$109,084
Year-1 tax shield @ 32%
$34,907
Year-1 return on equity
- Cash flow (annual)$19,600
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,970
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)$9,307
- Platform fees (3% of revenue)$1,396
- Maintenance / capex (5% of revenue)$2,327
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$3,127
- Insurance (STR-rated)$5,389
Cash needed to close
- Purchase price (all cash)$499,000
- Closing costs (4.0%)$19,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,907
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$424,000
Short-life (5/15-yr)
$83,000 · 20%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 15% (market default, no usable tax-record split) · building $341,000 over 39 years · new furniture $26,000
Based on: 1,874 sq ft, built 2021, 3 bd / 3.5 ba, unfurnished, listing features (covered patio, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $83,000 in year 1 (14% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$9,900 new × 80% good × 1.32 allocation
- $8,600
Kitchen countertopsdefault
$8,100 new × 80% good × 1.32 allocation
- $3,500
Decorative trimdefault
$3,300 new × 80% good × 1.32 allocation
- $300
Mirrorsdefault
$500 new × 58% good × 1.32 allocation
- $1,300
Shelvingdefault
$1,200 new × 80% good × 1.32 allocation
- $3,100
Window coverings (19)default
$4,800 new × 50% good × 1.32 allocation
- $3,100
Carpet, vinyl & laminate (33% of floors)listing
$4,000 new × 58% good × 1.32 allocation
- $9,200
Kitchen & laundry equipment plumbingdefault
$7,700 new × 90% good × 1.32 allocation
- $5,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 90% good × 1.32 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 58% good × 1.32 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
- $9,500
Paving: driveway & walks (paved)default
$9,000 new × 80% good × 1.32 allocation
- $4,600
Landscaping (minimal)listing
$4,300 new × 80% good × 1.32 allocation
- $16,300
Covered patiolisting
$15,500 new × 80% good × 1.32 allocation
- $1,800
Decks & porches (attached)default
$1,900 new × 75% good × 1.32 allocation
- $246,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$203,100 new × 92% good × 1.32 allocation
- $25,100
Building plumbing & fixturesdefault
$21,100 new × 90% good × 1.32 allocation
- $25,000
Building electrical & lightingdefault
$21,000 new × 90% good × 1.32 allocation
- $20,900
HVACdefault
$21,100 new × 75% good × 1.32 allocation
- $8,500
Hardwood & tile floorsdefault
$8,000 new × 80% good × 1.32 allocation
- $2,800
Fireplacelisting
$2,600 new × 80% good × 1.32 allocation
- $12,700
Septic systemlisting
$12,000 new × 80% good × 1.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,500 | $32,200 | $400 | $109,100 |
| 2 | $0 | $0 | $8,700 | $8,700 |
| 3 | $0 | $0 | $8,700 | $8,700 |
| 4 | $0 | $0 | $8,700 | $8,700 |
| 5 | $0 | $0 | $8,700 | $8,700 |
| 6+ | $0 | $0 | $305,600 | $305,600 |
| Total | $76,500 | $32,200 | $340,900 | $449,600 |
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.