2079 Shenandoah Dr
Ellijay, GA 30540
$1,100,000
4 bd · 4 ba · 3,773 sqft · Listed 1d ago
View on Realtor.com →Year built
2027
Sqft
3,773
Lot sqft
68,389
HOA / mo
None
Furnished
No
List date
2026-10-30T18:30:28.000000Z
Revenue
Annual revenue
$49,257
ADR
$296
Occupancy
46%
Cleaning fees (12 mo)
$11,260
Confidence
Low (45.75), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $45,057
Golf, hot tub, pets, arcade, mountain, relaxation!
House · 3 bd · 3 ba · sleeps 6 · 374 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $35,308ADR $204Occ ≈ 47%4.6★ (18)
Crescent Moon on the River
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.1 mi
Revenue $69,574ADR $552Occ ≈ 35%—
Luxury cabin in county but not far from downtown. Hot tub on back porch.
House · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $17,676ADR $270Occ ≈ 18%4.9★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
*NEW*Deer Hart•Family•Game Room•Wineries •Hiking House | 4 bd · 3 ba · sleeps 14 | $58,777 | $347 | 46% | 5★ (19) | 13 ft | AirbnbVrbo |
Lakeview Lodge Cabin | 4 bd · 3 ba · sleeps 6 | $21,784 | $197 | 30% | 4.5★ (62) | 292 ft | AirbnbVrbo |
Valhalla - 3BR River View Cabin in Ellijay! Cabin | 3 bd · 3.5 ba · sleeps 10 | $12,743 | $365 | 10% | 5★ (32) | 299 ft | AirbnbVrbo |
Golf, hot tub, pets, arcade, mountain, relaxation! House
| 3 bd · 3 ba · sleeps 6 | $35,308 | $204 | 47% | 4.6★ (18) | 374 ft | Airbnb |
Heart of Ellijay | Dining| Shops | Hikes| Wineries Cottage
| 3 bd · 3 ba · sleeps 6 | $54,806 | $241 | 62% | 5★ (185) | 0.1 mi | AirbnbVrbo |
Crescent Moon on the River Vacation home | 4 bd · 3 ba · sleeps 10 | $69,574 | $552 | 35% | — | 0.1 mi | Booking |
Luxury cabin in county but not far from downtown. Hot tub on back porch. House
| 3 bd · 3.5 ba · sleeps 6 | $17,676 | $270 | 18% | 4.9★ (20) | 0.5 mi | Vrbo |
Enchanted Ridge Retreat House
| 4 bd · 3.5 ba · sleeps 10 | $64,615 | $301 | 59% | 5★ (106) | 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$49,257
NOI
$10,475
Cash flow /mo
-$5,175
Cash needed
$348,000
Cash-on-cash
-17.8%
ROE (yr 1)
-6.4%
Cap rate
1.0%
DSCR
0.14
Year-1 write-off
$213,829
Year-1 tax shield @ 32%
$68,425
Year-1 return on equity
- Cash flow (annual)-$62,099
- Principal paydown$6,905
- Appreciation at%$33,000
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)$9,851
- Platform fees (3% of revenue)$1,478
- Maintenance / capex (5% of revenue)$2,463
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,910
- Insurance (STR-rated)$11,880
Cash needed to close
- Down payment (25%)$275,000
- Closing costs (4.0%)$44,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$68,425
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
$935,000
Short-life (5/15-yr)
$184,000 · 20%
Year-1 deduction
$214,000
Year-1 tax shield @ 32%
$68,000
Land 15% (market default, no usable tax-record split) · building $751,000 over 39 years · new furniture $29,000
Based on: 3,773 sq ft, built 2027, 4 bd / 4 ba, unfurnished, listing features (patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $159,000 in year 1 (14% short-life, $51,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,000
Kitchen cabinetsdefault
$14,100 new × 100% good × 1.35 allocation
- $19,500
Kitchen countertops (stone)listing
$14,400 new × 100% good × 1.35 allocation
- $8,900
Decorative trimdefault
$6,600 new × 100% good × 1.35 allocation
- $800
Mirrorsdefault
$600 new × 100% good × 1.35 allocation
- $2,000
Shelvingdefault
$1,500 new × 100% good × 1.35 allocation
- $12,900
Window coverings (38)default
$9,500 new × 100% good × 1.35 allocation
- $32,900
Carpet, vinyl & laminate (100% of floors)listing
$24,300 new × 100% good × 1.35 allocation
- $14,800
Kitchen & laundry equipment plumbingdefault
$10,900 new × 100% good × 1.35 allocation
- $9,000
Kitchen, laundry & data equipment electricaldefault
$6,600 new × 100% good × 1.35 allocation
- $2,400
Appliances (range)listing
$1,800 new × 100% good × 1.35 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $17,200
Paving: driveway & walks (paved)default
$12,700 new × 100% good × 1.35 allocation
- $16,600
Landscaping (typical)default
$12,300 new × 100% good × 1.35 allocation
- $23,000
Patioslisting
$17,000 new × 100% good × 1.35 allocation
- $5,000
Decks & porches (attached)default
$3,700 new × 100% good × 1.35 allocation
- $555,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$410,200 new × 100% good × 1.35 allocation
- $57,600
Building plumbing & fixturesdefault
$42,600 new × 100% good × 1.35 allocation
- $61,000
Building electrical & lightingdefault
$45,100 new × 100% good × 1.35 allocation
- $57,500
HVACdefault
$42,500 new × 100% good × 1.35 allocation
- $3,600
Fireplacelisting
$2,600 new × 100% good × 1.35 allocation
- $16,200
Septic systemlisting
$12,000 new × 100% good × 1.35 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $151,200 | $61,800 | $800 | $213,800 |
| 2 | $0 | $0 | $19,300 | $19,300 |
| 3 | $0 | $0 | $19,300 | $19,300 |
| 4 | $0 | $0 | $19,300 | $19,300 |
| 5 | $0 | $0 | $19,300 | $19,300 |
| 6+ | $0 | $0 | $673,200 | $673,200 |
| Total | $151,200 | $61,800 | $751,000 | $964,000 |
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.