1883 Newport Dr Unit 1868
Ellijay, GA 30540
$345,000
3 bd · 2 ba · 1,222 sqft · Listed 25d ago
View on Realtor.com →Year built
2025
Sqft
1,222
Lot sqft
38,768
HOA / mo
$90
Furnished
No
List date
2026-09-02T15:04:25.000000Z
Revenue
Annual revenue
$39,608
ADR
$242
Occupancy
45%
Cleaning fees (12 mo)
$8,558
Confidence
Low (45.46), 33 comps
Comp revenue range (p25 / median / p75)
NEW@Coosawatee River Resort -Sauna/Hot Tub/Dog ok!
Cabin · 3 bd · 3 ba · sleeps 8 · 410 ft
Revenue $21,430ADR $320Occ ≈ 18%5★ (4)
Deer Watch Retreat, Hot tub & Billiards, Ellijay
House · 3 bd · 3 ba · sleeps 8 · 443 ft
Revenue $31,454ADR $257Occ ≈ 34%5★ (15)
Wilderness-themed retreat with community amenities, private hot tub, & fireplace
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $30,706ADR $188Occ ≈ 45%1★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW@Coosawatee River Resort -Sauna/Hot Tub/Dog ok! Cabin | 3 bd · 3 ba · sleeps 8 | $21,430 | $320 | 18% | 5★ (4) | 410 ft | Airbnb |
Enchanted Deer - Hot Tub, Fire Pit, Pet Friendly Cabin | 3 bd · 3 ba · sleeps 6 | $39,237 | $263 | 41% | 5★ (44) | 413 ft | AirbnbVrboBooking |
Deer Watch Retreat, Hot tub & Billiards, Ellijay House | 3 bd · 3 ba · sleeps 8 | $31,454 | $257 | 34% | 5★ (15) | 443 ft | Airbnb |
Modern Chic Cabin - Blue Ridge-Hot Tub & Game Room Cabin | 3 bd · 2.5 ba · sleeps 7 | $64,673 | $330 | 54% | 5★ (54) | 0.1 mi | AirbnbBooking |
3 br Family friendly cabin Cabin | 3 bd · 2 ba · sleeps 8 | $10,643 | $229 | 13% | 4.6★ (23) | 0.2 mi | AirbnbVrbo |
Spacious Cabin • Hot Tub, Fire Pit, Dogs OK Cabin | 3 bd · 2 ba · sleeps 10 | $38,400 | $412 | 26% | 4.9★ (39) | 0.2 mi | AirbnbVrbo |
Deer Haven Bungalow- Pet friendly, hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $42,232 | $247 | 47% | 4.8★ (14) | 0.2 mi | AirbnbVrboBooking |
Ellijay Cabin/ Mtn Views, Hot Tub, Game Rm/slps 12 Cabin | 3 bd · 3 ba · sleeps 12 | $44,859 | $414 | 30% | 4.9★ (20) | 0.2 mi | AirbnbVrbo |
Wilderness-themed retreat with community amenities, private hot tub, & fireplace House | 3 bd · 2 ba · sleeps 6 | $30,706 | $188 | 45% | 1★ (1) | 0.2 mi | Vrbo |
Bear Hug Lodge Stays House | 3 bd · 2 ba · sleeps 6 | $8,910 | $259 | 9% | 4★ (13) | 0.2 mi | AirbnbVrboBooking |
Show all 33 comps
Cozy Mountain Retreat at Coosawatte River Resort
Camper/RV · 3 bd · 1 ba · sleeps 7 · 0.3 mi
Revenue $11,794ADR $144Occ ≈ 22%5★ (15)
Starry Night - Ellijay- pet friendly-DOGS ONLY
Vacation home · 3 bd · 2 ba · sleeps 5 · 0.6 mi
Revenue $27,544ADR $193Occ ≈ 39%5★ (2)
Spacious riverfront home with private dock, firepit & scenic outdoor space
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $18,659ADR $221Occ ≈ 23%4.8★ (4)
Patagonia on the River
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $5,750ADR $187Occ ≈ 8%4.7★ (3)
R & R River | No Pet Fees | Sleeps 6 | Coosawattee | pool table | sauna
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $54,432ADR $315Occ ≈ 47%4.8★ (107)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Honey Bear Hideaway - Private. New Hot Tub. Cabin | 3 bd · 3 ba · sleeps 7 | $20,947 | $187 | 31% | 5★ (11) | 0.3 mi | AirbnbVrbo |
Fun Octagon Cabin on Double Lot! Hot Tub, Firepit! Cabin | 3 bd · 2 ba · sleeps 8 | $51,670 | $257 | 55% | 5★ (114) | 0.3 mi | AirbnbVrbo |
Cozy Mountain Retreat at Coosawatte River Resort Camper/RV | 3 bd · 1 ba · sleeps 7 | $11,794 | $144 | 22% | 5★ (15) | 0.3 mi | Airbnb |
Roost On The Ridge-hot tub, ping pong, sunroom Cabin | 3 bd · 3 ba · sleeps 6 | $24,895 | $259 | 26% | 4.8★ (14) | 0.5 mi | AirbnbVrboBooking |
New Luxury Cabin Sauna-Hot Tub-Mini Golf-Firepit House | 3 bd · 2.5 ba · sleeps 12 | $90,234 | $410 | 60% | 5★ (57) | 0.5 mi | AirbnbVrbo |
Mountain Bliss: Hot Tub, Fire Pit, Game Room & Vie Cabin | 3 bd · 3 ba · sleeps 10 | $34,513 | $303 | 31% | 4.9★ (71) | 0.5 mi | AirbnbVrboBooking |
Family Friendly, Fire Pits, Grill, Pool Access Cabin | 3 bd · 2 ba · sleeps 6 | $40,011 | $170 | 64% | 5★ (104) | 0.5 mi | AirbnbVrbo |
Starry Night - Ellijay- pet friendly-DOGS ONLY Vacation home | 3 bd · 2 ba · sleeps 5 | $27,544 | $193 | 39% | 5★ (2) | 0.6 mi | Booking |
Legends Hideaway-Hot tub, game room, fireplace&Pit Cabin | 3 bd · 2.5 ba · sleeps 10 | $31,002 | $318 | 27% | 5★ (21) | 0.6 mi | AirbnbVrbo |
Bamby Bungalow. Family and Pet Getaway. Fenced yrd Cabin | 3 bd · 2 ba · sleeps 8 | $52,911 | $223 | 65% | 5★ (145) | 0.6 mi | AirbnbVrbo |
Peaceful Mountain View Cabin Hot tub Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $52,230 | $311 | 46% | 5★ (151) | 0.6 mi | AirbnbVrbo |
Spacious riverfront home with private dock, firepit & scenic outdoor space House | 3 bd · 2 ba · sleeps 6 | $18,659 | $221 | 23% | 4.8★ (4) | 0.6 mi | Vrbo |
Private Riverside Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $62,652 | $250 | 69% | 4.9★ (167) | 0.7 mi | AirbnbVrbo |
Starry Night cabin Dog Friendly Cabin | 3 bd · 2 ba · sleeps 5 | $63,839 | $191 | 92% | 5★ (75) | 0.7 mi | AirbnbVrbo |
Pet-Friendly Ellijay Cabin in the Woods on 1 Acre! Cabin | 3 bd · 2 ba · sleeps 6 | $15,642 | $144 | 30% | 3.6★ (9) | 0.7 mi | AirbnbVrboBooking |
Alpine Mountain-Full Fenced yard, privacy, hot tub Cabin | 3 bd · 3 ba · sleeps 6 | $26,391 | $242 | 30% | 4.8★ (6) | 0.7 mi | AirbnbVrbo |
Patagonia on the River House | 3 bd · 2 ba · sleeps 6 | $5,750 | $187 | 8% | 4.7★ (3) | 0.7 mi | Airbnb |
Serenity Now! located in Coosawattee River Resort Cabin | 3 bd · 2 ba · sleeps 7 | $12,033 | $280 | 12% | 4.9★ (9) | 0.7 mi | AirbnbVrbo |
Rainbow Lodge-Riverfront, Fiber, HotTub, Dog, Fish Cabin | 3 bd · 3 ba · sleeps 8 | $69,324 | $368 | 52% | 5★ (302) | 0.7 mi | AirbnbVrbo |
R & R River | No Pet Fees | Sleeps 6 | Coosawattee | pool table | sauna Cabin | 3 bd · 3 ba · sleeps 6 | $54,432 | $315 | 47% | 4.8★ (107) | 0.7 mi | Vrbo |
Pet-Friendly escape in Ellijay! Private Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $39,510 | $333 | 33% | 4.5★ (15) | 0.7 mi | AirbnbVrboBooking |
3 King Bed Retreat with Hot Tub, near Downtown LIJ House | 3 bd · 2 ba · sleeps 6 | $27,984 | $323 | 24% | 5★ (73) | 0.7 mi | AirbnbVrbo |
Whispering Pines- Private, full-fenced yard, HT Cabin | 3 bd · 3 ba · sleeps 6 | $38,141 | $256 | 41% | 4.7★ (3) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$39,608
NOI
$19,459
Cash flow /mo
-$238
Cash needed
$119,550
Cash-on-cash
-2.4%
ROE (yr 1)
8.2%
Cap rate
5.6%
DSCR
0.87
Year-1 write-off
$89,557
Year-1 tax shield @ 32%
$28,658
Year-1 return on equity
- Cash flow (annual)-$2,850
- Principal paydown$2,258
- Appreciation at%$10,350
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,922
- Platform fees (3% of revenue)$1,188
- Maintenance / capex (5% of revenue)$1,980
- Utilities & supplies$4,200
- HOA$1,080
- Property tax$53
- Insurance (STR-rated)$3,726
Cash needed to close
- Down payment (25%)$86,250
- Closing costs (4.0%)$13,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,658
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
$293,000
Short-life (5/15-yr)
$69,000 · 24%
Year-1 deduction
$90,000
Year-1 tax shield @ 32%
$29,000
Land 15% (market default, no usable tax-record split) · building $224,000 over 39 years · new furniture $20,000
Based on: 1,222 sq ft, built 2025, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $64,000 in year 1 (15% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,800
Kitchen cabinetsdefault
$8,500 new × 96% good × 1.20 allocation
- $10,000
Kitchen countertops (stone)listing
$8,700 new × 96% good × 1.20 allocation
- $2,500
Decorative trimdefault
$2,100 new × 96% good × 1.20 allocation
- $300
Mirrorsdefault
$300 new × 92% good × 1.20 allocation
- $1,400
Shelvingdefault
$1,200 new × 96% good × 1.20 allocation
- $3,200
Window coverings (12)default
$3,000 new × 90% good × 1.20 allocation
- $4,300
Carpet, vinyl & laminate (50% of floors)listing
$3,900 new × 92% good × 1.20 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$6,600 new × 98% good × 1.20 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 98% good × 1.20 allocation
- $6,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 92% good × 1.20 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,300
Paving: driveway & walks (paved)default
$7,200 new × 96% good × 1.20 allocation
- $8,000
Landscaping (typical)default
$7,000 new × 96% good × 1.20 allocation
- $1,400
Patiosdefault
$1,200 new × 96% good × 1.20 allocation
- $1,400
Decks & porches (attached)default
$1,200 new × 95% good × 1.20 allocation
- $155,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$132,000 new × 98% good × 1.20 allocation
- $16,100
Building plumbing & fixturesdefault
$13,700 new × 98% good × 1.20 allocation
- $15,000
Building electrical & lightingdefault
$12,800 new × 98% good × 1.20 allocation
- $15,700
HVACdefault
$13,800 new × 95% good × 1.20 allocation
- $4,500
Hardwood & tile floorsdefault
$3,900 new × 96% good × 1.20 allocation
- $3,000
Fireplacelisting
$2,600 new × 96% good × 1.20 allocation
- $13,800
Septic systemlisting
$12,000 new × 96% good × 1.20 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,700 | $19,100 | $700 | $89,600 |
| 2 | $0 | $0 | $5,700 | $5,700 |
| 3 | $0 | $0 | $5,700 | $5,700 |
| 4 | $0 | $0 | $5,700 | $5,700 |
| 5 | $0 | $0 | $5,700 | $5,700 |
| 6+ | $0 | $0 | $200,200 | $200,200 |
| Total | $69,700 | $19,100 | $223,900 | $312,800 |
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: 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.