128 Amy Creek Cir
Ellijay, GA 30540
$999,750
3 bd · 3 ba · 3,124 sqft · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
3,124
Lot sqft
65,340
HOA / mo
None
Furnished
Yes
List date
2026-10-29T18:38:13.000000Z
Revenue
Annual revenue
$48,071
ADR
$247
Occupancy
53%
Cleaning fees (12 mo)
$9,072
Confidence
Low (36.73), 24 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $42,905
The Lazy Bear Lodge
Cabin · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $57,249ADR $257Occ ≈ 61%5★ (44)
Sunset Mountain Cabin
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $11,581ADR $247Occ ≈ 13%0.5★ (1)
SunsetPeakCabin dot com LongTerm
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $9,265ADR $227Occ ≈ 11%—
Breathtaking Mountain Views, hot tub, fenced yard, 2 kings, Pets friendly.
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $35,416ADR $297Occ ≈ 33%4.7★ (64)
Delisted
Rich Mountain View | Ellijay, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $53,404ADR $289Occ ≈ 51%5★ (37)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Views • 3 Kings Suites• Hot Tub • Games Cabin
| 3 bd · 3.5 ba · sleeps 8 | $73,433 | $346 | 58% | 5★ (80) | 0.1 mi | AirbnbVrbo |
The Lazy Bear Lodge Cabin | 3 bd · 2 ba · sleeps 6 | $57,249 | $257 | 61% | 5★ (44) | 0.1 mi | Airbnb |
Mountain TOP sunset views, 3 BR / 2BA log cabin! Cabin | 3 bd · 2 ba · sleeps 6 | $63,681 | $263 | 66% | 5★ (71) | 0.1 mi | AirbnbBooking |
Sunset Mountain Cabin Vacation home | 3 bd · 3 ba · sleeps 6 | $11,581 | $247 | 13% | 0.5★ (1) | 0.1 mi | Booking |
Luxury Lodge | Luxury Views of North Georgia Cabin
| 3 bd · 3 ba · sleeps 6 | $29,404 | $275 | 29% | 4.9★ (107) | 0.1 mi | AirbnbVrbo |
SunsetPeakCabin dot com LongTerm Cabin | 3 bd · 2 ba · sleeps 6 | $9,265 | $227 | 11% | — | 0.2 mi | Airbnb |
Fun and Funky Mountain Retreat House
| 3 bd · 3.5 ba · sleeps 6 | $36,262 | $275 | 36% | 5★ (9) | 0.2 mi | AirbnbVrbo |
Breathtaking Mountain Views, hot tub, fenced yard, 2 kings, Pets friendly. Cabin | 3 bd · 3 ba · sleeps 6 | $35,416 | $297 | 33% | 4.7★ (64) | 0.3 mi | Delisted |
New Mountain Views Cabin-Sauna-Hot Tub-Fire Pit Cabin | 3 bd · 3 ba · sleeps 8 | $2,642 | $220 | 3% | — | 0.3 mi | AirbnbVrbo |
Rich Mountain View | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $53,404 | $289 | 51% | 5★ (37) | 0.3 mi | Airbnb |
Show 12 more
Great Views w/HotTub/Fireplace/Blue Ridge| Dogs OK
Cabin · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $46,666ADR $223Occ ≈ 57%4.9★ (120)
Lil` Apple-achian Den | Ellijay, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $60,357ADR $344Occ ≈ 48%5★ (18)
Heavenly View Lodge | Ellijay, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $22,195ADR $235Occ ≈ 26%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Great Views w/HotTub/Fireplace/Blue Ridge| Dogs OK Cabin | 3 bd · 2 ba · sleeps 7 | $46,666 | $223 | 57% | 4.9★ (120) | 0.4 mi | Airbnb |
Cozy Cabin Near Blue Ridge - Fire Pit, Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $41,911 | $186 | 62% | 4.8★ (116) | 0.4 mi | AirbnbVrboBooking |
Lil` Apple-achian Den | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $60,357 | $344 | 48% | 5★ (18) | 0.4 mi | Airbnb |
Dream A Little | Ellijay, GA Cabin
| 3 bd · 3.5 ba · sleeps 8 | $88,256 | $464 | 52% | 4.7★ (27) | 0.4 mi | AirbnbVrbo |
Storybook Mountain Cabin Cabin
| 3 bd · 2 ba · sleeps 6 | $16,048 | $257 | 17% | 4.9★ (11) | 0.4 mi | AirbnbVrbo |
Above It All | Ellijay, GA Cabin
| 3 bd · 3 ba · sleeps 6 | $55,387 | $404 | 38% | 4.8★ (4) | 0.5 mi | AirbnbVrbo |
Family Escape Near Blue Ridge | Ellijay Cabin
| 3 bd · 3 ba · sleeps 10 | $12,249 | $240 | 14% | 4.2★ (8) | 0.5 mi | AirbnbVrboBooking |
Heavenly View Lodge | Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $22,195 | $235 | 26% | — | 0.5 mi | Airbnb |
Skyview Retreat | Ellijay, Georgia Cabin
| 3 bd · 3 ba · sleeps 6 | $43,899 | $353 | 34% | 4.9★ (11) | 0.6 mi | AirbnbVrbo |
Creekside Cottage - Ellyjay, GA Cabin | 3 bd · 2 ba · sleeps 10 | $26,593 | $324 | 22% | 4.5★ (7) | 0.6 mi | AirbnbVrbo |
Mountain retreat with breathtaking views. Pet Cabin
| 3 bd · 3 ba · sleeps 8 | $48,208 | $270 | 49% | 5★ (70) | 0.7 mi | AirbnbVrbo |
Moose Mountain • Epic Views • Hot Tub Cabin
| 3 bd · 3 ba · sleeps 6 | $72,194 | $231 | 86% | 4.9★ (60) | 0.7 mi | AirbnbVrboBooking |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$48,071
NOI
$14,243
Cash flow /mo
-$4,310
Cash needed
$289,928
Cash-on-cash
-17.8%
ROE (yr 1)
-5.3%
Cap rate
1.4%
DSCR
0.22
Year-1 write-off
$145,868
Year-1 tax shield @ 32%
$46,678
Year-1 return on equity
- Cash flow (annual)-$51,717
- Principal paydown$6,276
- Appreciation at%$29,993
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)$9,614
- Platform fees (3% of revenue)$1,442
- Maintenance / capex (5% of revenue)$2,404
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,371
- Insurance (STR-rated)$10,797
Cash needed to close
- Down payment (25%)$249,938
- Closing costs (4.0%)$39,990
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,678
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
$908,000
Short-life (5/15-yr)
$145,000 · 16%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 9% (county tax record, market value split) · building $763,000 over 39 years
Based on: 3,124 sq ft, built 2021, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $96,000 in year 1 (10% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,900
Kitchen cabinetsdefault
$12,600 new × 80% good × 1.77 allocation
- $18,300
Kitchen countertops (stone)listing
$12,900 new × 80% good × 1.77 allocation
- $7,700
Decorative trimdefault
$5,500 new × 80% good × 1.77 allocation
- $500
Mirrorsdefault
$500 new × 58% good × 1.77 allocation
- $1,700
Shelvingdefault
$1,200 new × 80% good × 1.77 allocation
- $6,900
Window coverings (31)default
$7,800 new × 50% good × 1.77 allocation
- $15,700
Kitchen & laundry equipment plumbingdefault
$9,800 new × 90% good × 1.77 allocation
- $9,500
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 90% good × 1.77 allocation
- $8,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 58% good × 1.77 allocation
- $8,000
Hot tub (freestanding)listing
$9,000 new × 50% good × 1.77 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $16,400
Paving: driveway & walks (paved)default
$11,600 new × 80% good × 1.77 allocation
- $15,800
Landscaping (typical)default
$11,100 new × 80% good × 1.77 allocation
- $4,400
Patiosdefault
$3,100 new × 80% good × 1.77 allocation
- $4,100
Decks & porches (attached)default
$3,100 new × 75% good × 1.77 allocation
- $551,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$339,700 new × 92% good × 1.77 allocation
- $56,200
Building plumbing & fixturesdefault
$35,200 new × 90% good × 1.77 allocation
- $58,800
Building electrical & lightingdefault
$36,900 new × 90% good × 1.77 allocation
- $46,800
HVACdefault
$35,200 new × 75% good × 1.77 allocation
- $28,500
Hardwood & tile floorsdefault
$20,100 new × 80% good × 1.77 allocation
- $3,700
Fireplacelisting
$2,600 new × 80% good × 1.77 allocation
- $17,000
Septic systemlisting
$12,000 new × 80% good × 1.77 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $104,400 | $40,700 | $800 | $145,900 |
| 2 | $0 | $0 | $19,600 | $19,600 |
| 3 | $0 | $0 | $19,600 | $19,600 |
| 4 | $0 | $0 | $19,600 | $19,600 |
| 5 | $0 | $0 | $19,600 | $19,600 |
| 6+ | $0 | $0 | $683,700 | $683,700 |
| Total | $104,400 | $40,700 | $762,700 | $907,800 |
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.