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2079 Shenandoah Dr

2079 Shenandoah Dr

Ellijay, GA 30540

$1,100,000

4 bd · 4 ba · 3,773 sqft · Listed 1d ago

View on Realtor.com →
Est. land %

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)

$20,757$45,057$60,237

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $45,057

  • *NEW*Deer Hart•Family•Game Room•Wineries •Hiking

    House · 4 bd · 3 ba · sleeps 14 · 13 ft

    Revenue $58,777ADR $347Occ ≈ 46%5★ (19)

    AirbnbVrbo

  • Lakeview Lodge

    Cabin · 4 bd · 3 ba · sleeps 6 · 292 ft

    Revenue $21,784ADR $197Occ ≈ 30%4.5★ (62)

    AirbnbVrbo

  • Valhalla - 3BR River View Cabin in Ellijay!

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 299 ft

    Revenue $12,743ADR $365Occ ≈ 10%5★ (32)

    AirbnbVrbo

  • 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)

    Airbnb

  • Heart of Ellijay | Dining| Shops | Hikes| Wineries

    Cottage · 3 bd · 3 ba · sleeps 6 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $54,806ADR $241Occ ≈ 62%5★ (185)

    AirbnbVrbo

  • Crescent Moon on the River

    Vacation home · 4 bd · 3 ba · sleeps 10 · 0.1 mi

    Revenue $69,574ADR $552Occ ≈ 35%—

    Booking

  • 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)

    Vrbo

  • Enchanted Ridge Retreat

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

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

    Revenue $64,615ADR $301Occ ≈ 59%5★ (106)

    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

Financing
Management

Est. revenue

$49,257

NOI

$10,475

Cash flow /mo

$873

Cash needed

$1,173,000

Cash-on-cash (all cash)

0.9%

ROE (yr 1)

3.7%

Cap rate

1.0%

DSCR

—

Year-1 write-off

$213,829

Year-1 tax shield @ 32%

$68,425

Year-1 return on equity

  • Cash flow (annual)$10,475
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$33,000
ROE3.7%

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

  • Purchase price (all cash)$1,100,000
  • 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.

5-year property$151,200

  • Kitchen cabinetsdefault

    $14,100 new × 100% good × 1.35 allocation

    $19,000

  • Kitchen countertops (stone)listing

    $14,400 new × 100% good × 1.35 allocation

    $19,500

  • Decorative trimdefault

    $6,600 new × 100% good × 1.35 allocation

    $8,900

  • Mirrorsdefault

    $600 new × 100% good × 1.35 allocation

    $800

  • Shelvingdefault

    $1,500 new × 100% good × 1.35 allocation

    $2,000

  • Window coverings (38)default

    $9,500 new × 100% good × 1.35 allocation

    $12,900

  • Carpet, vinyl & laminate (100% of floors)listing

    $24,300 new × 100% good × 1.35 allocation

    $32,900

  • Kitchen & laundry equipment plumbingdefault

    $10,900 new × 100% good × 1.35 allocation

    $14,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,600 new × 100% good × 1.35 allocation

    $9,000

  • Appliances (range)listing

    $1,800 new × 100% good × 1.35 allocation

    $2,400

  • 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$61,800

  • Paving: driveway & walks (paved)default

    $12,700 new × 100% good × 1.35 allocation

    $17,200

  • Landscaping (typical)default

    $12,300 new × 100% good × 1.35 allocation

    $16,600

  • Patioslisting

    $17,000 new × 100% good × 1.35 allocation

    $23,000

  • Decks & porches (attached)default

    $3,700 new × 100% good × 1.35 allocation

    $5,000
Building, 39-year$751,000

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

    $410,200 new × 100% good × 1.35 allocation

    $555,000

  • Building plumbing & fixturesdefault

    $42,600 new × 100% good × 1.35 allocation

    $57,600

  • Building electrical & lightingdefault

    $45,100 new × 100% good × 1.35 allocation

    $61,000

  • HVACdefault

    $42,500 new × 100% good × 1.35 allocation

    $57,500

  • Fireplacelisting

    $2,600 new × 100% good × 1.35 allocation

    $3,600

  • Septic systemlisting

    $12,000 new × 100% good × 1.35 allocation

    $16,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.