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50 Kings Ct

50 Kings Ct

Ellijay, GA 30540

$599,777

4 bd · 3 ba · 3,288 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2006

Sqft

3,288

Lot sqft

72,310

HOA / mo

$164

Furnished

No

List date

2026-10-26T18:45:55.000000Z

Revenue

Annual revenue

$41,235

ADR

$308

Occupancy

37%

Cleaning fees (12 mo)

$8,799

Confidence

Low (35.84), 18 comps

Comp revenue range (p25 / median / p75)

$18,721$41,875$50,476

Median revenue of shown comps: $41,875

  • Cozy Cabin in Coosawattee River Resort!

    Cabin · 4 bd · 3 ba · sleeps 11 · 226 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $17,687ADR $260Occ ≈ 19%4.8★ (40)

    AirbnbVrboBooking

  • Family Cabin: Mountains, Fire pit, Games, Hot tub!

    Cabin · 4 bd · 4 ba · sleeps 10 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $50,699ADR $338Occ ≈ 41%5★ (59)

    AirbnbVrbo

  • Modern Rustic 3BR & Loft, Hot Tub, GR and Fire Pit

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.2 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $49,806ADR $306Occ ≈ 45%5★ (48)

    AirbnbVrbo

  • Crescent Moon -Dock on River, Outside Fireplace

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $59,792ADR $523Occ ≈ 31%4.8★ (10)

    AirbnbVrbo

  • Ellijay Lodge - Hot Tub, Games & Resort Access

    House · 4 bd · 4 ba · sleeps 10 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $1,127ADR $301Occ ≈ 1%5★ (1)

    AirbnbVrboBooking

  • 4 BR home with amazing mountain and waterviews

    House · 4 bd · 4 ba · sleeps 10 · 0.5 mi

    Revenue $17,373ADR $312Occ ≈ 15%—

    AirbnbBooking

  • Deer Valley

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $49,287ADR $298Occ ≈ 45%5★ (366)

    AirbnbVrbo

  • Cozy lux retreat w/VIEWS and hot tub

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $80,269ADR $500Occ ≈ 44%5★ (151)

    AirbnbVrbo

  • Rock the River Lodge

    House · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Pets OK
    • +5

    Revenue $35,503ADR $340Occ ≈ 29%4.6★ (10)

    AirbnbVrboBooking

  • Blessings Flow ~ 4BR Riverfront ~ Hot Tub,Fire Pit

    House · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $81,353ADR $566Occ ≈ 39%5★ (14)

    AirbnbVrbo

Show 4 more

  • Five Star+Cozy Luxury+Hot Tub+Game Room+Fire Pit

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $26,438ADR $390Occ ≈ 19%4.8★ (19)

    AirbnbVrboBooking

  • Pet friendly cabin w/ hot tub, fire place & views!

    Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.7 mi

    Revenue $13,758ADR $307Occ ≈ 12%4.9★ (22)

    Airbnb

  • Upscale Coosawattee Cabin w/ Hot Tub & Fire Pit!

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $16,661ADR $343Occ ≈ 13%4.8★ (35)

    AirbnbVrboBooking

  • New Cabin: Game Rm, Fire Pit, 3 King BR w/ Bunk Rm

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.8 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $48,247ADR $327Occ ≈ 40%5★ (59)

    Airbnb

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

Financing
Management

Est. revenue

$41,235

NOI

$13,240

Cash flow /mo

$1,103

Cash needed

$652,768

Cash-on-cash (all cash)

2.0%

ROE (yr 1)

4.8%

Cap rate

2.2%

DSCR

—

Year-1 write-off

$138,891

Year-1 tax shield @ 32%

$44,445

Year-1 return on equity

  • Cash flow (annual)$13,240
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,993
ROE4.8%

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)$8,247
  • Platform fees (3% of revenue)$1,237
  • Maintenance / capex (5% of revenue)$2,062
  • Utilities & supplies$4,200
  • HOA$1,968
  • Property tax$3,804
  • Insurance (STR-rated)$6,478

Cash needed to close

  • Purchase price (all cash)$599,777
  • Closing costs (4.0%)$23,991
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$44,445

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

$573,000

Short-life (5/15-yr)

$109,000 · 19%

Year-1 deduction

$139,000

Year-1 tax shield @ 32%

$44,000

Land 4% (county tax record, market value split) · building $464,000 over 39 years · new furniture $29,000

Based on: 3,288 sq ft, built 2006, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $91,000 in year 1 (11% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,700

  • Kitchen cabinetsdefault

    $13,000 new × 40% good × 1.48 allocation

    $7,700

  • Kitchen countertops (stone)listing

    $13,300 new × 40% good × 1.48 allocation

    $7,900

  • Decorative trimdefault

    $5,800 new × 40% good × 1.48 allocation

    $3,400

  • Mirrorsdefault

    $500 new × 40% good × 1.48 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.48 allocation

    $900

  • Window coverings (33)default

    $8,300 new × 40% good × 1.48 allocation

    $4,900

  • Carpet, vinyl & laminate (33% of floors)listing

    $7,100 new × 40% good × 1.48 allocation

    $4,200

  • Kitchen & laundry equipment plumbingdefault

    $10,100 new × 60% good × 1.48 allocation

    $9,000

  • Kitchen, laundry & data equipment electricaldefault

    $6,100 new × 60% good × 1.48 allocation

    $5,400

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.48 allocation

    $4,600

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.48 allocation

    $5,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$55,700

  • Paving: driveway & walks (paved)listing

    $11,900 new × 50% good × 1.48 allocation

    $8,800

  • Landscaping (typical)default

    $11,400 new × 50% good × 1.48 allocation

    $8,500

  • Patioslisting

    $14,800 new × 50% good × 1.48 allocation

    $11,000

  • Decks & porches (attached)listing

    $37,000 new × 50% good × 1.48 allocation

    $27,500
Building, 39-year$463,700

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $357,300 new × 67% good × 1.48 allocation

    $353,600

  • Building plumbing & fixturesdefault

    $37,100 new × 60% good × 1.48 allocation

    $33,000

  • Building electrical & lightingdefault

    $39,000 new × 60% good × 1.48 allocation

    $34,700

  • HVACdefault

    $37,000 new × 40% good × 1.48 allocation

    $22,000

  • Hardwood & tile floorsdefault

    $14,100 new × 40% good × 1.48 allocation

    $8,400

  • Fireplaces (2)listing

    $5,300 new × 40% good × 1.48 allocation

    $3,100

  • Septic systemlisting

    $12,000 new × 50% good × 1.48 allocation

    $8,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$82,700$55,700$500$138,900
2$0$0$11,900$11,900
3$0$0$11,900$11,900
4$0$0$11,900$11,900
5$0$0$11,900$11,900
6+$0$0$415,600$415,600
Total$82,700$55,700$463,700$602,100

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.