14 Orlon Dr
Ellijay, GA 30540
$449,900
4 bd · 4 ba · 3,028 sqft · Listed 22d ago
View on Realtor.com →Year built
2005
Sqft
3,028
Lot sqft
23,958
HOA / mo
$99
Furnished
No
List date
2026-09-05T15:26:20.000000Z
Revenue
Annual revenue
$33,713
ADR
$269
Occupancy
34%
Cleaning fees (12 mo)
$5,775
Confidence
Low (33.66), 13 comps
Comp revenue range (p25 / median / p75)
Bear Traxx | Pets Stay FREE | Sleeps 8 | Game Room |Coosawattee River Resort
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.1 mi
Revenue $53,039ADR $277Occ ≈ 52%4.7★ (30)
Eagle Mountain River Retreat
Vacation home · 4 bd · 3 ba · sleeps 4 · 0.2 mi
Revenue $16,070ADR $200Occ ≈ 22%4.9★ (19)
Fall Cabin Hot-Tub Fire-Pit Hiking Waterfalls Wineries Resort Amenities
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.2 mi
Revenue $37,449ADR $297Occ ≈ 35%4.9★ (29)
Hearthside Hideaway - Luxury Resort Home
Cabin · 4 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $12,269ADR $266Occ ≈ 13%—
Glass Bridge Modern Masterpiece Blue Ridge Ellijay
House · 4 bd · 4 ba · sleeps 8 · 0.4 mi
Revenue $77,597ADR $502Occ ≈ 42%5★ (52)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bear Traxx | Pets Stay FREE | Sleeps 8 | Game Room |Coosawattee River Resort Cabin | 4 bd · 3.5 ba · sleeps 8 | $53,039 | $277 | 52% | 4.7★ (30) | 0.1 mi | Vrbo |
Eagle Mountain River Retreat Vacation home | 4 bd · 3 ba · sleeps 4 | $16,070 | $200 | 22% | 4.9★ (19) | 0.2 mi | Booking |
Fall Cabin Hot-Tub Fire-Pit Hiking Waterfalls Wineries Resort Amenities Vacation home | 4 bd · 3 ba · sleeps 8 | $37,449 | $297 | 35% | 4.9★ (29) | 0.2 mi | Booking |
Eagle Mountain River Retreat House | 4 bd · 3 ba · sleeps 10 | $19,061 | $254 | 21% | 4.9★ (58) | 0.2 mi | AirbnbVrbo |
Hearthside Hideaway - Luxury Resort Home Cabin | 4 bd · 3 ba · sleeps 8 | $12,269 | $266 | 13% | — | 0.3 mi | Airbnb |
Hearthside Hideaway | Luxury Coosawattee Cabin Cabin | 4 bd · 3 ba · sleeps 8 | $23,800 | $362 | 18% | 4.9★ (10) | 0.3 mi | AirbnbVrbo |
Tapp into Nature, family-sized, hot tub Cabin | 4 bd · 3 ba · sleeps 8 | $24,115 | $328 | 20% | 4.8★ (12) | 0.4 mi | AirbnbVrboBooking |
Glass Bridge Modern Masterpiece Blue Ridge Ellijay House | 4 bd · 4 ba · sleeps 8 | $77,597 | $502 | 42% | 5★ (52) | 0.4 mi | Airbnb |
Lofty Escape Retreat Cabin | 4 bd · 3 ba · sleeps 8 | $13,725 | $276 | 14% | 4.5★ (29) | 0.5 mi | AirbnbVrbo |
Highridge Hideaway|Hottub |Movie Theater|3700+ SF Cabin | 4 bd · 3 ba · sleeps 11 | $38,323 | $340 | 31% | 4.9★ (26) | 0.6 mi | AirbnbVrboBooking |
Show all 13 comps
Deer Hollow Sautee Cabin
Cabin · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $3,645ADR $165Occ ≈ 6%4.9★ (21)
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade
Cabin · 4 bd · 3 ba · sleeps 9 · 0.7 mi
Revenue $31,708ADR $363Occ ≈ 24%4.5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Deer Hollow Sautee Cabin Cabin | 4 bd · 3 ba · sleeps 10 | $3,645 | $165 | 6% | 4.9★ (21) | 0.6 mi | Airbnb |
Mountain Lookout View Firepit Hot tub & Fireplace Cabin | 4 bd · 3 ba · sleeps 10 | $52,771 | $266 | 54% | 5★ (57) | 0.6 mi | AirbnbVrbo |
3800 sq foot Secluded Cabin - Movie Theater, jacuzzi and arcade Cabin | 4 bd · 3 ba · sleeps 9 | $31,708 | $363 | 24% | 4.5★ (2) | 0.7 mi | Vrbo |
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
$33,713
NOI
$10,665
Cash flow /mo
-$1,536
Cash needed
$153,471
Cash-on-cash
-12.0%
ROE (yr 1)
-1.3%
Cap rate
2.4%
DSCR
0.37
Year-1 write-off
$83,296
Year-1 tax shield @ 32%
$26,655
Year-1 return on equity
- Cash flow (annual)-$18,427
- Principal paydown$2,944
- Appreciation at%$13,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,743
- Platform fees (3% of revenue)$1,011
- Maintenance / capex (5% of revenue)$1,686
- Utilities & supplies$4,200
- HOA$1,188
- Property tax$3,361
- Insurance (STR-rated)$4,859
Cash needed to close
- Down payment (25%)$112,475
- Closing costs (4.0%)$17,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,655
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
$443,000
Short-life (5/15-yr)
$59,000 · 13%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$27,000
Land 2% (county tax record, market value split) · building $384,000 over 39 years · new furniture $23,000
Based on: 3,028 sq ft, built 2005, 4 bd / 4 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $65,000 in year 1 (9% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.37 allocation
- $5,600
Kitchen countertopsdefault
$10,200 new × 40% good × 1.37 allocation
- $2,900
Decorative trimdefault
$5,300 new × 40% good × 1.37 allocation
- $300
Mirrorsdefault
$600 new × 40% good × 1.37 allocation
- $800
Shelvingdefault
$1,500 new × 40% good × 1.37 allocation
- $4,100
Window coverings (30)default
$7,500 new × 40% good × 1.37 allocation
- $2,700
Carpet, vinyl & laminate (25% of floors)listing
$4,900 new × 40% good × 1.37 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$9,700 new × 58% good × 1.37 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 58% good × 1.37 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.37 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)default
$11,400 new × 50% good × 1.37 allocation
- $7,500
Landscaping (typical)default
$11,000 new × 50% good × 1.37 allocation
- $2,000
Patiosdefault
$3,000 new × 50% good × 1.37 allocation
- $2,000
Decks & porches (attached)default
$3,000 new × 50% good × 1.37 allocation
- $292,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$328,800 new × 65% good × 1.37 allocation
- $27,100
Building plumbing & fixturesdefault
$34,100 new × 58% good × 1.37 allocation
- $28,300
Building electrical & lightingdefault
$35,700 new × 58% good × 1.37 allocation
- $18,600
HVACdefault
$34,100 new × 40% good × 1.37 allocation
- $8,000
Hardwood & tile floorsdefault
$14,600 new × 40% good × 1.37 allocation
- $1,400
Fireplacelisting
$2,600 new × 40% good × 1.37 allocation
- $8,200
Septic systemlisting
$12,000 new × 50% good × 1.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,700 | $19,400 | $1,200 | $83,300 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $343,100 | $343,100 |
| Total | $62,700 | $19,400 | $383,600 | $465,700 |
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.