229-A Crossroads Church Rd
Ellijay, GA 30540
$899,900
5 bd · 3.5 ba · 3,609 sqft · Listed 13d ago
View on Realtor.com →Year built
1996
Sqft
3,609
Lot sqft
121,968
HOA / mo
None
Furnished
No
List date
2026-09-14T17:49:54.000000Z
Revenue
Annual revenue
$61,936
ADR
$398
Occupancy
43%
Cleaning fees (12 mo)
$9,565
Confidence
Low (31.26), 16 comps
Comp revenue range (p25 / median / p75)
Cozy Mountain Cabin | Hot Tub & Fire Pit
Vacation home · 5 bd · 3 ba · sleeps 9 · 1.2 mi
Revenue $7,266ADR $197Occ ≈ 10%—
Mountaintown Creekside Cabin Getaway
Vacation home · 5 bd · 3 ba · sleeps 12 · 1.9 mi
Revenue $26,284ADR $437Occ ≈ 16%2.5★ (2)
Family Retreat-Creek-Blackstone-Dog & baby gear.
Cabin · 5 bd · 3 ba · sleeps 12 · 1.9 mi
Revenue $1,617ADR $269Occ ≈ 2%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relax & Unwind, Fully Furnished, Pet Friendly Cabin | 5 bd · 3 ba · sleeps 12 | $42,953 | $336 | 35% | 5★ (72) | 1.0 mi | AirbnbVrbo |
Cozy Mountain Cabin | Hot Tub & Fire Pit Vacation home | 5 bd · 3 ba · sleeps 9 | $7,266 | $197 | 10% | — | 1.2 mi | Booking |
Riverfront Retreat I Hot Tub+ Rock Wall + WiFi Cabin | 5 bd · 3 ba · sleeps 12 | $86,308 | $472 | 50% | 4.9★ (328) | 1.7 mi | AirbnbVrbo |
Family Retreat•Creek•Blackstone•Dog & baby gear Cabin | 5 bd · 3 ba · sleeps 12 | $88,229 | $470 | 51% | 5★ (16) | 1.8 mi | AirbnbVrbo |
Mountaintown Creekside Cabin Getaway House | 5 bd · 3 ba · sleeps 12 | $10,395 | $467 | 6% | 4.8★ (69) | 1.9 mi | AirbnbVrbo |
Mountaintown Creekside Cabin Getaway Vacation home | 5 bd · 3 ba · sleeps 12 | $26,284 | $437 | 16% | 2.5★ (2) | 1.9 mi | Booking |
Family Retreat-Creek-Blackstone-Dog & baby gear. Cabin | 5 bd · 3 ba · sleeps 12 | $1,617 | $269 | 2% | — | 1.9 mi | Vrbo |
Grande Lodge-Riverfront, Fiber, HotTub, Dog, Fish Cabin | 5 bd · 4.5 ba · sleeps 12 | $128,050 | $615 | 57% | 5★ (131) | 2.0 mi | AirbnbVrbo |
Family Retreat•Creek•Blackstone•Dog & baby gear Cabin | 5 bd · 3 ba · sleeps 12 | $40,690 | $349 | 32% | 5★ (15) | 2.0 mi | AirbnbVrbo |
Rockin' River | Trout Fishing Cabin Coosawattee Cabin | 5 bd · 3 ba · sleeps 10 | $68,994 | $405 | 47% | 4.6★ (67) | 2.0 mi | AirbnbVrbo |
Show all 16 comps
Coosawattee River Haven: Luxurious Ellijay Lodge with 750' Private Waterfront!
Cabin · 5 bd · 3 ba · sleeps 14 · 2.1 mi
Revenue $109,415ADR $524Occ ≈ 57%5★ (285)
Creekfront River Bear Lodge Sleeps 14 - Hot Tub, Game Room & Outdoor Fireplace!
Cabin · 5 bd · 3.5 ba · sleeps 14 · 2.2 mi
Revenue $76,831ADR $432Occ ≈ 49%4.9★ (59)
New! Modern Cozy Family Cabin with Hot Tub
Cabin · 5 bd · 4 ba · sleeps 14 · 2.3 mi
Revenue $56,830ADR $531Occ ≈ 29%4.8★ (39)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Deer Creek Retreat Cabin | 5 bd · 3.5 ba · sleeps 10 | $13,954 | $359 | 11% | 4.8★ (17) | 2.0 mi | AirbnbVrboBooking |
Coosawattee River Haven: Luxurious Ellijay Lodge with 750' Private Waterfront! Cabin | 5 bd · 3 ba · sleeps 14 | $109,415 | $524 | 57% | 5★ (285) | 2.1 mi | Vrbo |
ON THE RIVER! Little Bear’s Riverfront Cabin Cabin | 5 bd · 3.5 ba · sleeps 12 | $48,552 | $405 | 33% | 5★ (14) | 2.1 mi | AirbnbVrbo |
Waterfront Lodge - sleeps 22- level lot- fire pit Cabin | 5 bd · 3.5 ba · sleeps 16 | $72,171 | $559 | 35% | 4.8★ (64) | 2.1 mi | AirbnbVrbo |
Creekfront River Bear Lodge Sleeps 14 - Hot Tub, Game Room & Outdoor Fireplace! Cabin | 5 bd · 3.5 ba · sleeps 14 | $76,831 | $432 | 49% | 4.9★ (59) | 2.2 mi | Vrbo |
New! Modern Cozy Family Cabin with Hot Tub Cabin | 5 bd · 4 ba · sleeps 14 | $56,830 | $531 | 29% | 4.8★ (39) | 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
Est. revenue
$61,936
NOI
$23,386
Cash flow /mo
$1,949
Cash needed
$962,396
Cash-on-cash (all cash)
2.4%
ROE (yr 1)
5.2%
Cap rate
2.6%
DSCR
—
Year-1 write-off
$143,701
Year-1 tax shield @ 32%
$45,984
Year-1 return on equity
- Cash flow (annual)$23,386
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,387
- Platform fees (3% of revenue)$1,858
- Maintenance / capex (5% of revenue)$3,097
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,289
- Insurance (STR-rated)$9,719
Cash needed to close
- Purchase price (all cash)$899,900
- Closing costs (4.0%)$35,996
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,984
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
$765,000
Short-life (5/15-yr)
$115,000 · 15%
Year-1 deduction
$144,000
Year-1 tax shield @ 32%
$46,000
Land 15% (market default, no usable tax-record split) · building $650,000 over 39 years · new furniture $27,000
Based on: 3,609 sq ft, built 1996, 5 bd / 3.5 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $103,000 in year 1 (10% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,700
Kitchen cabinetsdefault
$13,700 new × 40% good × 2.50 allocation
- $14,000
Kitchen countertops (stone)listing
$14,000 new × 40% good × 2.50 allocation
- $6,300
Decorative trimdefault
$6,300 new × 40% good × 2.50 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.50 allocation
- $1,800
Shelvingdefault
$1,800 new × 40% good × 2.50 allocation
- $9,000
Window coverings (36)default
$9,000 new × 40% good × 2.50 allocation
- $5,800
Carpet, vinyl & laminate (25% of floors)listing
$5,800 new × 40% good × 2.50 allocation
- $10,700
Kitchen & laundry equipment plumbingdefault
$10,700 new × 40% good × 2.50 allocation
- $6,500
Kitchen, laundry & data equipment electricaldefault
$6,400 new × 40% good × 2.50 allocation
- $7,400
Appliances (range, dishwasher, disposal, refrigerator, washer, dryer)listing
$7,400 new × 40% good × 2.50 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $15,600
Paving: driveway & walks (paved)default
$12,500 new × 50% good × 2.50 allocation
- $15,000
Landscaping (typical)default
$12,000 new × 50% good × 2.50 allocation
- $4,500
Patiosdefault
$3,600 new × 50% good × 2.50 allocation
- $4,500
Decks & porches (attached)default
$3,600 new × 50% good × 2.50 allocation
- $490,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$392,100 new × 50% good × 2.50 allocation
- $40,700
Building plumbing & fixturesdefault
$40,700 new × 40% good × 2.50 allocation
- $43,000
Building electrical & lightingdefault
$43,000 new × 40% good × 2.50 allocation
- $40,700
HVACdefault
$40,700 new × 40% good × 2.50 allocation
- $17,400
Hardwood & tile floorsdefault
$17,400 new × 40% good × 2.50 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.50 allocation
- $15,000
Septic systemlisting
$12,000 new × 50% good × 2.50 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $102,100 | $39,500 | $2,100 | $143,700 |
| 2 | $0 | $0 | $16,700 | $16,700 |
| 3 | $0 | $0 | $16,700 | $16,700 |
| 4 | $0 | $0 | $16,700 | $16,700 |
| 5 | $0 | $0 | $16,700 | $16,700 |
| 6+ | $0 | $0 | $581,100 | $581,100 |
| Total | $102,100 | $39,500 | $649,800 | $791,400 |
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.