180 Red Plum Dr
Ellijay, GA 30540
$599,000
4 bd · 3 ba · 2,328 sqft · Listed 24d ago
View on Realtor.com →Year built
2026
Sqft
2,328
Lot sqft
304,920
HOA / mo
None
Furnished
No
List date
2026-09-03T20:12:15.000000Z
Revenue
Annual revenue
$52,464
ADR
$317
Occupancy
45%
Cleaning fees (12 mo)
$10,045
Confidence
Low (39.17), 25 comps
Comp revenue range (p25 / median / p75)
Whispering Pines -Stunning Luxury Brand New Log
Cabin · 4 bd · 4 ba · sleeps 8 · 0.9 mi
Revenue $36,660ADR $533Occ ≈ 19%—
Foxridge Retreat New Cabin 2025! Ellijay, Ga
Cabin · 4 bd · 3 ba · sleeps 12 · 1.2 mi
Revenue $82,118ADR $416Occ ≈ 54%5★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Whispering Pines -Stunning Luxury Brand New Log Cabin | 4 bd · 4 ba · sleeps 8 | $36,660 | $533 | 19% | — | 0.9 mi | Airbnb |
Mountain Peak Lodge - Game Room House | 4 bd · 3 ba · sleeps 10 | $42,739 | $352 | 33% | 4.5★ (9) | 0.9 mi | AirbnbVrboBooking |
Ellijay Cabin: Hot Tub, Bar, Game Room, Sleeps 10 Cabin | 4 bd · 3.5 ba · sleeps 10 | $60,989 | $338 | 49% | 5★ (128) | 0.9 mi | AirbnbVrboBooking |
Tails Creek Cabin | Luxury 4BR | Hear the Water Cabin | 4 bd · 3.5 ba · sleeps 8 | $64,429 | $365 | 48% | 5★ (34) | 1.1 mi | AirbnbVrbo |
Foxridge Retreat New Cabin 2025! Ellijay, Ga Cabin | 4 bd · 3 ba · sleeps 12 | $82,118 | $416 | 54% | 5★ (26) | 1.2 mi | Airbnb |
'Lakeside Paradise' in Ellijay: Hot Tub, Fire Pit Cottage | 4 bd · 3 ba · sleeps 10 | $51,046 | $333 | 42% | 4.7★ (103) | 1.3 mi | AirbnbVrboBooking |
Private Pond and Creek on 5+ acres 10 mins to town Cabin | 4 bd · 3.5 ba · sleeps 8 | $19,814 | $594 | 9% | 5★ (49) | 1.7 mi | AirbnbVrboBooking |
Blue Ridge/Ellijay: Mtn views, hot tub, foosball Cabin | 4 bd · 3 ba · sleeps 10 | $46,027 | $333 | 38% | 5★ (48) | 1.8 mi | AirbnbVrbo |
Rock the River Lodge House | 4 bd · 3 ba · sleeps 10 | $35,265 | $330 | 29% | 4.6★ (9) | 1.9 mi | AirbnbVrboBooking |
Mama Bear Cottage Cabin | 4 bd · 3 ba · sleeps 16 | $25,588 | $370 | 19% | 4.9★ (34) | 1.9 mi | AirbnbVrbo |
Show all 25 comps
River Views + Fire Pit + Hot Tub + Pool Table
Cabin · 4 bd · 2 ba · sleeps 8 · 2.0 mi
Revenue $48,269ADR $293Occ ≈ 45%4.9★ (268)
Deer Hollow Sautee Cabin
Cabin · 4 bd · 3 ba · sleeps 10 · 2.0 mi
Revenue $3,645ADR $165Occ ≈ 6%4.9★ (21)
River View From 4 decks-family and pet friendly-hot tub and privacy
Cabin · 4 bd · 3 ba · sleeps 11 · 2.1 mi
Revenue $7,357ADR $302Occ ≈ 7%4.8★ (147)
New Cabin: Game Rm, Fire Pit, 3 King BR w/ Bunk Rm
Cabin · 4 bd · 3 ba · sleeps 12 · 2.2 mi
Revenue $48,255ADR $322Occ ≈ 41%5★ (57)
Riverfront. Sleeps 12. Hottub. Game room near town
Cabin · 4 bd · 2 ba · sleeps 12 · 2.2 mi
Revenue $2,054ADR $256Occ ≈ 2%5★ (1)
Glass Bridge Modern Masterpiece Blue Ridge Ellijay
House · 4 bd · 4 ba · sleeps 8 · 2.3 mi
Revenue $77,597ADR $502Occ ≈ 42%5★ (52)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River Views + Fire Pit + Hot Tub + Pool Table Cabin | 4 bd · 2 ba · sleeps 8 | $48,269 | $293 | 45% | 4.9★ (268) | 2.0 mi | Airbnb |
4 BR home with amazing mountain and waterviews House | 4 bd · 4 ba · sleeps 10 | $13,456 | $312 | 12% | — | 2.0 mi | AirbnbVrboBooking |
Blessings Flow ~ 4BR Riverfront ~ Hot Tub,Fire Pit House | 4 bd · 3.5 ba · sleeps 10 | $71,769 | $565 | 35% | 5★ (14) | 2.0 mi | AirbnbVrbo |
Deer Hollow Sautee Cabin Cabin | 4 bd · 3 ba · sleeps 10 | $3,645 | $165 | 6% | 4.9★ (21) | 2.0 mi | Airbnb |
Riverfront+Fire Pit+Pool Table+Music Touches Cabin | 4 bd · 3.5 ba · sleeps 10 | $44,861 | $287 | 43% | 4.9★ (21) | 2.0 mi | AirbnbVrboBooking |
Strings & Streams | Ellijay,GA House | 4 bd · 3.5 ba · sleeps 10 | $28,816 | $439 | 18% | 5★ (5) | 2.1 mi | AirbnbVrbo |
River View From 4 decks-family and pet friendly-hot tub and privacy Cabin | 4 bd · 3 ba · sleeps 11 | $7,357 | $302 | 7% | 4.8★ (147) | 2.1 mi | Vrbo |
Pet-Friendly Resort Cabin 5 Mi to Dtwn Ellijay! Cabin | 4 bd · 3 ba · sleeps 11 | $33,791 | $280 | 33% | 4.8★ (164) | 2.1 mi | AirbnbVrboBooking |
Luxurious and Spacious Creekside Cabin with Hottub Cabin | 4 bd · 4 ba · sleeps 12 | $113,520 | $440 | 71% | 5★ (120) | 2.2 mi | AirbnbVrboBooking |
New Cabin: Game Rm, Fire Pit, 3 King BR w/ Bunk Rm Cabin | 4 bd · 3 ba · sleeps 12 | $48,255 | $322 | 41% | 5★ (57) | 2.2 mi | Airbnb |
River Rock Cabin Cabin | 4 bd · 3.5 ba · sleeps 8 | $100,394 | $403 | 68% | 5★ (84) | 2.2 mi | AirbnbVrbo |
Riverfront. Sleeps 12. Hottub. Game room near town Cabin | 4 bd · 2 ba · sleeps 12 | $2,054 | $256 | 2% | 5★ (1) | 2.2 mi | Airbnb |
Cozy lux retreat w/VIEWS and hot tub Cabin | 4 bd · 3 ba · sleeps 10 | $72,395 | $453 | 44% | 5★ (147) | 2.2 mi | AirbnbVrbo |
Modern Rustic 3BR & Loft, Hot Tub, GR and Fire Pit Cabin | 4 bd · 3 ba · sleeps 10 | $49,445 | $303 | 45% | 5★ (45) | 2.3 mi | AirbnbVrbo |
Glass Bridge Modern Masterpiece Blue Ridge Ellijay House | 4 bd · 4 ba · sleeps 8 | $77,597 | $502 | 42% | 5★ (52) | 2.3 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$52,464
NOI
$25,004
Cash flow /mo
-$1,144
Cash needed
$196,710
Cash-on-cash
-7.0%
ROE (yr 1)
4.1%
Cap rate
4.2%
DSCR
0.65
Year-1 write-off
$129,433
Year-1 tax shield @ 32%
$41,419
Year-1 return on equity
- Cash flow (annual)-$13,730
- Principal paydown$3,920
- Appreciation at%$17,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,493
- Platform fees (3% of revenue)$1,574
- Maintenance / capex (5% of revenue)$2,623
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,101
- Insurance (STR-rated)$6,469
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,419
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
$509,000
Short-life (5/15-yr)
$105,000 · 21%
Year-1 deduction
$129,000
Year-1 tax shield @ 32%
$41,000
Land 15% (market default, no usable tax-record split) · building $404,000 over 39 years · new furniture $23,000
Based on: 2,328 sq ft, built 2026, 4 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $97,000 in year 1 (14% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,700
Kitchen cabinetsdefault
$10,900 new × 100% good × 1.17 allocation
- $10,400
Kitchen countertopsdefault
$8,900 new × 100% good × 1.17 allocation
- $4,800
Decorative trimdefault
$4,100 new × 100% good × 1.17 allocation
- $500
Mirrorsdefault
$500 new × 100% good × 1.17 allocation
- $1,800
Shelvingdefault
$1,500 new × 100% good × 1.17 allocation
- $6,700
Window coverings (23)default
$5,800 new × 100% good × 1.17 allocation
- $17,500
Carpet, vinyl & laminate (100% of floors)listing
$15,000 new × 100% good × 1.17 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$8,500 new × 100% good × 1.17 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 100% good × 1.17 allocation
- $6,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.17 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,700
Paving: driveway & walks (paved)default
$10,000 new × 100% good × 1.17 allocation
- $11,200
Landscaping (typical)default
$9,600 new × 100% good × 1.17 allocation
- $2,700
Patiosdefault
$2,300 new × 100% good × 1.17 allocation
- $2,700
Decks & porches (attached)default
$2,300 new × 100% good × 1.17 allocation
- $294,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$252,400 new × 100% good × 1.17 allocation
- $30,600
Building plumbing & fixturesdefault
$26,200 new × 100% good × 1.17 allocation
- $31,200
Building electrical & lightingdefault
$26,800 new × 100% good × 1.17 allocation
- $30,600
HVACdefault
$26,200 new × 100% good × 1.17 allocation
- $3,100
Fireplacelisting
$2,600 new × 100% good × 1.17 allocation
- $14,000
Septic systemlisting
$12,000 new × 100% good × 1.17 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,900 | $28,300 | $1,300 | $129,400 |
| 2 | $0 | $0 | $10,400 | $10,400 |
| 3 | $0 | $0 | $10,400 | $10,400 |
| 4 | $0 | $0 | $10,400 | $10,400 |
| 5 | $0 | $0 | $10,400 | $10,400 |
| 6+ | $0 | $0 | $361,300 | $361,300 |
| Total | $99,900 | $28,300 | $404,000 | $532,100 |
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: 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.