4725 Boardtown Rd
Ellijay, GA 30540
$874,900
4 bd · 3 ba · 6,130 sqft · Listed 1d ago
View on Realtor.com →Year built
2007
Sqft
6,130
Lot sqft
131,987
HOA / mo
None
Furnished
Yes
List date
2026-10-13T19:19:44.000000Z
Revenue
Annual revenue
$54,522
ADR
$288
Occupancy
52%
Cleaning fees (12 mo)
$7,884
Confidence
Med (68.88), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $54,814
Deer Haven - Ellijay, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room, and Cozy Up
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $69,124ADR $402Occ ≈ 47%4.5★ (1)
Harvest Moon | view, hot tub, game room
Cabin · 4 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $54,814ADR $255Occ ≈ 59%4.8★ (148)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Harvest Moon view, hot tub, game room Cabin | 4 bd · 3 ba · sleeps 9 | $63,201 | $274 | 63% | 4.6★ (14) | 0.5 mi | AirbnbVrbo |
Deer Haven-Pet Friendly Mountain View Cabin Cabin | 4 bd · 3 ba · sleeps 8 | $40,286 | $326 | 34% | 4.5★ (6) | 0.5 mi | AirbnbVrbo |
Deer Haven - Ellijay, GA - Take in Sweeping Mountain Views, Soak in the Hot Tub, Enjoy Game Nights in the Game Room, and Cozy Up Vacation home | 4 bd · 3 ba · sleeps 8 | $69,124 | $402 | 47% | 4.5★ (1) | 0.5 mi | Booking |
Harvest Moon | view, hot tub, game room Cabin | 4 bd · 3 ba · sleeps 9 | $54,814 | $255 | 59% | 4.8★ (148) | 0.5 mi | Airbnb |
La La's Cabin-Sleeps 8-Pets-Fire Pit-Secluded Cabin | 4 bd · 3 ba · sleeps 8 | $30,383 | $215 | 39% | 4.5★ (26) | 0.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$54,522
NOI
$20,312
Cash flow /mo
-$3,191
Cash needed
$253,721
Cash-on-cash
-15.1%
ROE (yr 1)
-2.6%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$141,215
Year-1 tax shield @ 32%
$45,189
Year-1 return on equity
- Cash flow (annual)-$38,291
- Principal paydown$5,320
- Appreciation at%$26,247
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)$10,904
- Platform fees (3% of revenue)$1,636
- Maintenance / capex (5% of revenue)$2,726
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,295
- Insurance (STR-rated)$9,449
Cash needed to close
- Down payment (25%)$218,725
- Closing costs (4.0%)$34,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,189
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
$835,000
Short-life (5/15-yr)
$140,000 · 17%
Year-1 deduction
$141,000
Year-1 tax shield @ 32%
$45,000
Land 5% (county tax record, market value split) · building $694,000 over 39 years
Based on: 6,130 sq ft, built 2007, 4 bd / 3 ba, furnished, listing features (deck, patio, fence, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $77,000 in year 1 (9% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,000
Kitchen cabinetsdefault
$19,200 new × 40% good × 1.16 allocation
- $9,200
Kitchen countertops (stone)listing
$19,700 new × 40% good × 1.16 allocation
- $5,000
Decorative trimdefault
$10,700 new × 40% good × 1.16 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.16 allocation
- $700
Shelvingdefault
$1,500 new × 40% good × 1.16 allocation
- $7,100
Window coverings (61)default
$15,300 new × 40% good × 1.16 allocation
- $10,800
Kitchen & laundry equipment plumbingdefault
$15,000 new × 62% good × 1.16 allocation
- $6,500
Kitchen, laundry & data equipment electricaldefault
$9,000 new × 62% good × 1.16 allocation
- $2,500
Appliances (range, dishwasher, disposal, refrigerator)listing
$5,400 new × 40% good × 1.16 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $9,500
Paving: driveway & walks (paved)default
$16,200 new × 50% good × 1.16 allocation
- $9,100
Landscaping (typical)default
$15,600 new × 50% good × 1.16 allocation
- $16,100
Patioslisting
$27,600 new × 50% good × 1.16 allocation
- $2,000
Irrigationlisting
$3,500 new × 50% good × 1.16 allocation
- $40,200
Decks & porches (attached)listing
$69,000 new × 50% good × 1.16 allocation
- $3,500
Fencinglisting
$6,000 new × 50% good × 1.16 allocation
- $531,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$667,800 new × 68% good × 1.16 allocation
- $50,000
Building plumbing & fixturesdefault
$69,300 new × 62% good × 1.16 allocation
- $54,100
Building electrical & lightingdefault
$75,000 new × 62% good × 1.16 allocation
- $32,200
HVACdefault
$69,100 new × 40% good × 1.16 allocation
- $18,400
Hardwood & tile floorsdefault
$39,400 new × 40% good × 1.16 allocation
- $1,200
Fireplacelisting
$2,600 new × 40% good × 1.16 allocation
- $7,000
Septic systemlisting
$12,000 new × 50% good × 1.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,200 | $80,300 | $700 | $141,200 |
| 2 | $0 | $0 | $17,800 | $17,800 |
| 3 | $0 | $0 | $17,800 | $17,800 |
| 4 | $0 | $0 | $17,800 | $17,800 |
| 5 | $0 | $0 | $17,800 | $17,800 |
| 6+ | $0 | $0 | $622,400 | $622,400 |
| Total | $60,200 | $80,300 | $694,300 | $834,800 |
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.