1170 Beaver Lake Dr
Ellijay, GA 30540
$525,000
3 bd · 3 ba · 2,412 sqft · Listed today
View on Realtor.com →Year built
2006
Sqft
2,412
Lot sqft
49,223
HOA / mo
None
Furnished
Yes
List date
2026-10-15T03:30:16.000000Z
Revenue
Annual revenue
$33,820
ADR
$201
Occupancy
46%
Cleaning fees (12 mo)
$7,754
Confidence
Low (30.26), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $23,550
Resort Cabin w/Hot Tub, Firepit Mins to DT Ellijay
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $7,984ADR $433Occ ≈ 5%5★ (62)
Rocky River Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $544ADR $272Occ ≈ 1%5★ (1)
Resort cabin, close to gate, hot tub, fenced yard
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $37,343ADR $270Occ ≈ 38%4.9★ (179)
Wander and Wine - Ellijay Escape
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $41,793ADR $198Occ ≈ 58%5★ (39)
Riverfront Cabin w/ Hot-tub, peaceful escape
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $29,651ADR $251Occ ≈ 32%5★ (17)
3 Bedroom Lodge
Villa · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $1,632ADR $272Occ ≈ 2%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beautiful Light-Filled Cabin in Ellijay w/Fire Pit Cabin
| 3 bd · 2.5 ba · sleeps 6 | $32,661 | $188 | 48% | 4.9★ (81) | 0.1 mi | AirbnbVrbo |
Cabin w/Hot Tub, Sauna, Firepits, Resort Amenities House
| 3 bd · 3 ba · sleeps 8 | $70,224 | $324 | 59% | 5★ (40) | 0.1 mi | AirbnbVrbo |
Resort Cabin w/Hot Tub, Firepit Mins to DT Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $7,984 | $433 | 5% | 5★ (62) | 0.2 mi | Airbnb |
Vino Vista 2BR+Loft-Wine Cellar, Game Rm & Hot Tub Cabin
| 3 bd · 2 ba · sleeps 8 | $40,822 | $210 | 53% | 5★ (87) | 0.2 mi | AirbnbVrbo |
Rocky River Retreat Cabin
| 3 bd · 2 ba · sleeps 6 | $544 | $272 | 1% | 5★ (1) | 0.2 mi | Airbnb |
Resort cabin, close to gate, hot tub, fenced yard Cabin | 3 bd · 2 ba · sleeps 7 | $37,343 | $270 | 38% | 4.9★ (179) | 0.2 mi | Airbnb |
Wander and Wine - Ellijay Escape House
| 3 bd · 2 ba · sleeps 6 | $41,793 | $198 | 58% | 5★ (39) | 0.2 mi | Airbnb |
Riverfront, Hot Tub! Coosawattee River Resort Home House
| 3 bd · 3 ba · sleeps 8 | $38,481 | $313 | 34% | 5★ (14) | 0.3 mi | AirbnbVrboBooking |
Riverfront Cabin w/ Hot-tub, peaceful escape Cabin
| 3 bd · 2.5 ba · sleeps 7 | $29,651 | $251 | 32% | 5★ (17) | 0.3 mi | Airbnb |
3 Bedroom Lodge Villa | 3 bd · 2 ba · sleeps 6 | $1,632 | $272 | 2% | — | 0.3 mi | Delisted |
Show 36 more
Summit Chalet | Cabin in Ellijay with deck, grill, pools, tennis, game room, W/D
Cabin · 3 bd · 3.5 ba · sleeps 9 · 0.3 mi
Revenue $20,880ADR $206Occ ≈ 28%2.5★ (2)
Delisted
Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $8,474ADR $310Occ ≈ 7%5★ (1)
Delisted
Whitetail River Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $15,161ADR $420Occ ≈ 10%—
Summit Chalet Retreat
Cabin · 3 bd · 3.5 ba · sleeps 9 · 0.4 mi
- Pool
- A/C
- Wifi
- Kitchen
- +3
Revenue $9,123ADR $154Occ ≈ 16%5★ (3)
Maple Summit Ellijay
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
- Hot tub
- Pool
- A/C
- Wifi
- +4
Revenue $4,355ADR $332Occ ≈ 4%5★ (2)
Cabin at Coosawattee River Resort with private hot tub, pool & river access
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $17,931ADR $293Occ ≈ 17%4.9★ (14)
Delisted
Cozy Blue Ridge Cabin • Firepit • Near Orchards
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $8,717ADR $198Occ ≈ 12%5★ (3)
Rustic Retreat
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $60,714ADR $233Occ ≈ 71%5★ (75)
Dreamy wooded escape w/2 decks, resort access, WiFi, gas grills, hot tub/pool
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $16,148ADR $213Occ ≈ 21%4.5★ (20)
Welcome to Bear Necessities!
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $12,530ADR $240Occ ≈ 14%5★ (7)
New Listing: Secluded Heavenly Views 3 Bedroom, 2.
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.6 mi
Revenue $17,879ADR $361Occ ≈ 14%—
Valhalla - Secluded, luxurious cabin on the Coosawattee River Resort
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.6 mi
Revenue $16,002ADR $442Occ ≈ 10%3.7★ (3)
Delisted
Empress Tree Lodge - HotTub/Sauna/FirePit/Sleeps10
House · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $34,863ADR $330Occ ≈ 29%4.8★ (27)
Family-Friendly Cabin | Games • Hot Tub • Fire Pit
Cabin · 3 bd · 4 ba · sleeps 8 · 0.7 mi
Revenue $42,588ADR $321Occ ≈ 36%5★ (19)
Riveredge Escape Cabin-Tubing, PlaySet, Resort
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $16,905ADR $534Occ ≈ 9%—
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $11,160ADR $190Occ ≈ 16%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Summit Chalet | Cabin in Ellijay with deck, grill, pools, tennis, game room, W/D Cabin | 3 bd · 3.5 ba · sleeps 9 | $20,880 | $206 | 28% | 2.5★ (2) | 0.3 mi | Delisted |
Cozy Blue Ridge Cabin w/ River Access & Fire Pit Cabin
| 3 bd · 2 ba · sleeps 6 | $46,025 | $208 | 61% | 4.8★ (199) | 0.3 mi | AirbnbVrboBooking |
3 BR home with outdoor deck and serene views Cabin
| 3 bd · 3 ba · sleeps 8 | $4,120 | $274 | 4% | — | 0.3 mi | AirbnbVrboBooking |
Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities Cabin | 3 bd · 3 ba · sleeps 8 | $8,474 | $310 | 7% | 5★ (1) | 0.4 mi | Delisted |
Whitetail River Retreat Cabin
| 3 bd · 2 ba · sleeps 6 | $15,161 | $420 | 10% | — | 0.4 mi | Airbnb |
Summit Chalet Retreat Cabin
| 3 bd · 3.5 ba · sleeps 9 | $9,123 | $154 | 16% | 5★ (3) | 0.4 mi | Airbnb |
Bucks Bear Lodge - Recharge in a Riverside Resort Cabin
| 3 bd · 3 ba · sleeps 8 | $48,701 | $341 | 39% | 4.9★ (23) | 0.4 mi | AirbnbVrboBooking |
Maple Summit Ellijay Cabin
| 3 bd · 3 ba · sleeps 8 | $4,355 | $332 | 4% | 5★ (2) | 0.4 mi | Airbnb |
Cabin at Coosawattee River Resort with private hot tub, pool & river access Cabin | 3 bd · 3 ba · sleeps 8 | $17,931 | $293 | 17% | 4.9★ (14) | 0.4 mi | Delisted |
Cozy Blue Ridge Cabin • Firepit • Near Orchards Cabin | 3 bd · 2 ba · sleeps 8 | $8,717 | $198 | 12% | 5★ (3) | 0.4 mi | Airbnb |
Modern cabin retreat in Coosawattee river resort Cabin
| 3 bd · 2 ba · sleeps 7 | $43,027 | $268 | 44% | 5★ (30) | 0.5 mi | AirbnbVrbo |
Water Tower 3 Bdrm Villa
| 3 bd · 2 ba · sleeps 6 | $927 | $231 | 1% | — | 0.5 mi | AirbnbVrbo |
Rustic Retreat - Paradise Found Cabin
| 3 bd · 2.5 ba · sleeps 8 | $20,731 | $172 | 33% | 5★ (6) | 0.5 mi | AirbnbVrboBooking |
Copper Lantern Stays Cabin
| 3 bd · 3 ba · sleeps 8 | $7,301 | $215 | 9% | 4.5★ (17) | 0.5 mi | AirbnbVrboBooking |
Relaxing River Retreat on the river hot tub, firep Cabin
| 3 bd · 2 ba · sleeps 6 | $40,332 | $319 | 35% | 4.5★ (34) | 0.5 mi | AirbnbVrbo |
LUX Cabin | Hot Tub, Pools & Resort Amenities Cabin
| 3 bd · 2 ba · sleeps 6 | $21,590 | $259 | 23% | 4.8★ (102) | 0.5 mi | AirbnbVrbo |
Rustic Retreat Cabin | 3 bd · 2.5 ba · sleeps 8 | $60,714 | $233 | 71% | 5★ (75) | 0.5 mi | Airbnb |
Dreamy wooded escape w/2 decks, resort access, WiFi, gas grills, hot tub/pool Cabin | 3 bd · 3 ba · sleeps 8 | $16,148 | $213 | 21% | 4.5★ (20) | 0.5 mi | Booking |
Welcome to Bear Necessities! Cabin | 3 bd · 2 ba · sleeps 6 | $12,530 | $240 | 14% | 5★ (7) | 0.5 mi | Airbnb |
Riverfront Cabin w/ Screened Gazebo & EV Charger Cabin
| 3 bd · 2 ba · sleeps 6 | $39,392 | $225 | 48% | 5★ (56) | 0.6 mi | AirbnbVrboBooking |
New Listing: Secluded Heavenly Views 3 Bedroom, 2. Cabin | 3 bd · 2.5 ba · sleeps 7 | $17,879 | $361 | 14% | — | 0.6 mi | Airbnb |
Valhalla - Secluded, luxurious cabin on the Coosawattee River Resort Cabin | 3 bd · 3.5 ba · sleeps 10 | $16,002 | $442 | 10% | 3.7★ (3) | 0.6 mi | Delisted |
Deer Haven Getaways - Resort Access Cabin
| 3 bd · 3 ba · sleeps 8 | $12,987 | $223 | 16% | 4.7★ (47) | 0.6 mi | AirbnbVrbo |
Three Trees Retreat | Hot Tub+Deck+Fire pit+PetsOK House
| 3 bd · 2 ba · sleeps 6 | $32,825 | $216 | 42% | 4.8★ (31) | 0.6 mi | AirbnbVrboBooking |
Amazing View / Sunset / Hot Tub / Covered Deck Cabin
| 3 bd · 3 ba · sleeps 8 | $70,124 | $256 | 75% | 5★ (142) | 0.6 mi | AirbnbVrbo |
Ellijay Cabin w/ Game Rm + Fire Pit | Dog-Friendly Cabin
| 3 bd · 3 ba · sleeps 8 | $30,797 | $330 | 26% | 5★ (40) | 0.6 mi | AirbnbVrbo |
Ellijay Retreat w/ Access to Community Pools! House
| 3 bd · 2 ba · sleeps 6 | $34,332 | $204 | 46% | 5★ (14) | 0.6 mi | AirbnbVrboBooking |
North Georgia Hideaway | Ellijay, GA Cabin
| 3 bd · 3.5 ba · sleeps 8 | $52,232 | $391 | 37% | 5★ (9) | 0.7 mi | AirbnbVrbo |
Empress Tree Lodge - HotTub/Sauna/FirePit/Sleeps10 House | 3 bd · 3 ba · sleeps 10 | $34,863 | $330 | 29% | 4.8★ (27) | 0.7 mi | Airbnb |
Ellijay Escape: Hike, Shop, Explore & More! Cabin
| 3 bd · 2.5 ba · sleeps 8 | $15,961 | $182 | 24% | 4.4★ (13) | 0.7 mi | AirbnbVrboBooking |
Expansive Mountain Views | Coffee Bar & Comfy Beds Cabin
| 3 bd · 2.5 ba · sleeps 7 | $30,409 | $300 | 28% | 5★ (16) | 0.7 mi | AirbnbVrboBooking |
Family-Friendly Cabin | Games • Hot Tub • Fire Pit Cabin | 3 bd · 4 ba · sleeps 8 | $42,588 | $321 | 36% | 5★ (19) | 0.7 mi | Airbnb |
Riveredge Escape Cabin-Tubing, PlaySet, Resort Vacation home | 3 bd · 2 ba · sleeps 6 | $16,905 | $534 | 9% | — | 0.7 mi | Booking |
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access Vacation home | 3 bd · 2 ba · sleeps 8 | $11,160 | $190 | 16% | — | 0.7 mi | Booking |
Deer Haven-Hot Tub • Game Room • Outdoor Fireplace Cabin
| 3 bd · 3 ba · sleeps 6 | $36,198 | $280 | 35% | 5★ (13) | 0.7 mi | AirbnbVrbo |
3BR bohemian cabin with hot tub & resort amenities Cabin | 3 bd · 2 ba · sleeps 6 | $25,509 | $257 | 27% | 4.7★ (17) | 0.7 mi | AirbnbBooking |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$33,820
NOI
$11,436
Cash flow /mo
-$1,977
Cash needed
$152,250
Cash-on-cash
-15.6%
ROE (yr 1)
-3.1%
Cap rate
2.2%
DSCR
0.33
Year-1 write-off
$82,509
Year-1 tax shield @ 32%
$26,403
Year-1 return on equity
- Cash flow (annual)-$23,729
- Principal paydown$3,193
- Appreciation at%$15,750
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)$6,764
- Platform fees (3% of revenue)$1,015
- Maintenance / capex (5% of revenue)$1,691
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,044
- Insurance (STR-rated)$5,670
Cash needed to close
- Down payment (25%)$131,250
- Closing costs (4.0%)$21,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,403
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
$516,000
Short-life (5/15-yr)
$82,000 · 16%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$26,000
Land 2% (county tax record, market value split) · building $434,000 over 39 years
Based on: 2,412 sq ft, built 2006, 3 bd / 3 ba, furnished, listing features (game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (12% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$11,100 new × 40% good × 1.88 allocation
- $6,800
Kitchen countertopsdefault
$9,100 new × 40% good × 1.88 allocation
- $3,200
Decorative trimdefault
$4,200 new × 40% good × 1.88 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.88 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.88 allocation
- $4,500
Window coverings (24)default
$6,000 new × 40% good × 1.88 allocation
- $2,900
Carpet, vinyl & laminate (25% of floors)listing
$3,900 new × 40% good × 1.88 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$8,600 new × 60% good × 1.88 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 60% good × 1.88 allocation
- $5,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.88 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
- $9,600
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 1.88 allocation
- $9,200
Landscaping (typical)default
$9,800 new × 50% good × 1.88 allocation
- $2,200
Patiosdefault
$2,400 new × 50% good × 1.88 allocation
- $2,200
Decks & porches (attached)default
$2,400 new × 50% good × 1.88 allocation
- $329,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$261,900 new × 67% good × 1.88 allocation
- $30,700
Building plumbing & fixturesdefault
$27,200 new × 60% good × 1.88 allocation
- $31,500
Building electrical & lightingdefault
$27,800 new × 60% good × 1.88 allocation
- $20,500
HVACdefault
$27,200 new × 40% good × 1.88 allocation
- $8,800
Hardwood & tile floorsdefault
$11,600 new × 40% good × 1.88 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.88 allocation
- $11,300
Septic systemlisting
$12,000 new × 50% good × 1.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,700 | $23,300 | $500 | $82,500 |
| 2 | $0 | $0 | $11,100 | $11,100 |
| 3 | $0 | $0 | $11,100 | $11,100 |
| 4 | $0 | $0 | $11,100 | $11,100 |
| 5 | $0 | $0 | $11,100 | $11,100 |
| 6+ | $0 | $0 | $388,900 | $388,900 |
| Total | $58,700 | $23,300 | $433,900 | $515,900 |
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.