231 Malory Cir

Ellijay, GA 30540

$400,000

3 bd · 2 ba · Listed 3d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2025

Sqft

—

Lot sqft

29,621

HOA / mo

None

Furnished

List date

2026-10-08T15:34:16.000000Z

Revenue

Annual revenue

$33,394

ADR

$198

Occupancy

46%

Cleaning fees (12 mo)

$6,389

Confidence

Low (32.7), 19 comps

Comp revenue range (p25 / median / p75)

$13,549$32,374$39,468

Median revenue of shown comps: $32,374

Ellijay Harmony Lodge • Live Music Room • Sleeps 8
House · 3 bd · 3 ba · sleeps 8 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $40,959ADR $196Occ ≈ 57%5★ (6)
Airbnb Vrbo Booking
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $14,155ADR $243Occ ≈ 16%5★ (247)
Delisted
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $37,082ADR $224Occ ≈ 45%5★ (1)
Delisted
Cozy Mountain Cabin hot tub, fire pit, hiking
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $34,681ADR $231Occ ≈ 41%4.8★ (63)
Airbnb Vrbo Booking
Screened Porch + Home Office: Modern Ellijay Cabin
House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $1,024ADR $256Occ ≈ 1%—
Airbnb Vrbo Booking
Ledger Creek Cabin
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $25,598ADR $209Occ ≈ 34%4.9★ (35)
Airbnb Vrbo Booking
5-Star,Gated River Resort,Dog friendly, Hot Tub!
Cabin · 3 bd · 3 ba · sleeps 10 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $61,307ADR $300Occ ≈ 56%5★ (84)
Airbnb Vrbo
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $64,780ADR $311Occ ≈ 57%5★ (17)
Vrbo
Dolche Vita Chalet A great place to stay.
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $1,154ADR $577Occ ≈ 1%5★ (11)
Airbnb
Peaceful, screened porch, hot tub, firepit, grill
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $51,320ADR $191Occ ≈ 74%5★ (53)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House Hot tub Pool A/C Free parking +6	3 bd · 3 ba · sleeps 8	$40,959	$196	57%	5★ (6)	0.3 mi	Airbnb Vrbo Booking
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin	3 bd · 2 ba · sleeps 8	$14,155	$243	16%	5★ (247)	0.3 mi	Delisted
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House	3 bd · 3 ba · sleeps 8	$37,082	$224	45%	5★ (1)	0.3 mi	Delisted
Cozy Mountain Cabin hot tub, fire pit, hiking House Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$34,681	$231	41%	4.8★ (63)	0.3 mi	Airbnb Vrbo Booking
Screened Porch + Home Office: Modern Ellijay Cabin House Pool A/C Free parking Wifi +3	3 bd · 2.5 ba · sleeps 6	$1,024	$256	1%	—	0.3 mi	Airbnb Vrbo Booking
Ledger Creek Cabin Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 8	$25,598	$209	34%	4.9★ (35)	0.3 mi	Airbnb Vrbo Booking
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 10	$61,307	$300	56%	5★ (84)	0.3 mi	Airbnb Vrbo
Chicken Coop \| No Pet Fees \| Sleeps 6 \| large fenced yard\| Paved Roads Cabin Hot tub Pool A/C Free parking +5	3 bd · 3 ba · sleeps 6	$64,780	$311	57%	5★ (17)	0.4 mi	Vrbo
Dolche Vita Chalet A great place to stay. Cabin	3 bd · 3 ba · sleeps 8	$1,154	$577	1%	5★ (11)	0.4 mi	Airbnb
Peaceful, screened porch, hot tub, firepit, grill Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 6	$51,320	$191	74%	5★ (53)	0.4 mi	Airbnb Vrbo

Show 9 more

Fully Fenced Backyard for Pets/ Outdoor Pools
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $60,151ADR $262Occ ≈ 63%4.9★ (49)
Airbnb
Rustic Cabin Escape in Gilmer County
House · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
- Pool
- A/C
- Pets OK
- Wifi
- +4
Revenue $11,306ADR $329Occ ≈ 9%—
Airbnb Vrbo
Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $34,743ADR $260Occ ≈ 37%5★ (43)
Airbnb Vrbo Booking
Hot Tub & Movie Room: Updated Cabin in Ellijay!
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $32,374ADR $256Occ ≈ 35%5★ (32)
Airbnb Vrbo Booking
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's
House · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $21,300ADR $244Occ ≈ 24%5★ (7)
Airbnb
Wandering Bear's Den
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Pets OK
- Kitchen
- Washer
- +1
Revenue $14,558ADR $185Occ ≈ 22%4.3★ (29)
Airbnb Vrbo
Trapper View Lodge | Lush Cabin
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- Hot tub
- Pool
- A/C
- Pets OK
- +5
Revenue $37,977ADR $305Occ ≈ 34%4.8★ (48)
Airbnb Vrbo
New Listing-Community Amenities-Prime Location
House · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $7,954ADR $163Occ ≈ 13%5★ (1)
Airbnb
Unique mountain getaway! Hot tub, game room, year round community pool!
House · 3 bd · 2 ba · sleeps 6 · 0.8 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $12,943ADR $228Occ ≈ 16%4.9★ (20)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin	3 bd · 3 ba · sleeps 8	$60,151	$262	63%	4.9★ (49)	0.5 mi	Airbnb
Rustic Cabin Escape in Gilmer County House Pool A/C Pets OK Wifi +4	3 bd · 2.5 ba · sleeps 8	$11,306	$329	9%	—	0.5 mi	Airbnb Vrbo
Fall Cabin: Hot Tub \| Fire Pit \| Hikes \| Wineries Cabin Hot tub Pool A/C Free parking +6	3 bd · 2.5 ba · sleeps 8	$34,743	$260	37%	5★ (43)	0.5 mi	Airbnb Vrbo Booking
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin Hot tub Pool A/C Free parking +4	3 bd · 3 ba · sleeps 9	$32,374	$256	35%	5★ (32)	0.5 mi	Airbnb Vrbo Booking
2025 BUILTFamily FriendlyGame RmFire Pit5 TV's House	3 bd · 2.5 ba · sleeps 8	$21,300	$244	24%	5★ (7)	0.5 mi	Airbnb
Wandering Bear's Den House A/C Pets OK Kitchen Washer +1	3 bd · 2 ba · sleeps 6	$14,558	$185	22%	4.3★ (29)	0.6 mi	Airbnb Vrbo
Trapper View Lodge \| Lush Cabin Cabin Hot tub Pool A/C Pets OK +5	3 bd · 3 ba · sleeps 6	$37,977	$305	34%	4.8★ (48)	0.6 mi	Airbnb Vrbo
New Listing-Community Amenities-Prime Location House	3 bd · 3 ba · sleeps 6	$7,954	$163	13%	5★ (1)	0.7 mi	Airbnb
Unique mountain getaway! Hot tub, game room, year round community pool! House Pool A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$12,943	$228	16%	4.9★ (20)	0.8 mi	Vrbo

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$33,394

NOI

$15,471

Cash flow /mo

$1,289

Cash needed

$435,500

Cash-on-cash (all cash)

3.6%

ROE (yr 1)

6.3%

Cap rate

3.9%

DSCR

—

Year-1 write-off

$92,744

Year-1 tax shield @ 32%

$29,678

Year-1 return on equity

Cash flow (annual)$15,471
Principal paydown (n/a, cash)$0
Appreciation at%$12,000

ROE6.3%

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)$6,679
Platform fees (3% of revenue)$1,002
Maintenance / capex (5% of revenue)$1,670
Utilities & supplies$4,200
HOA$0
Property tax$53
Insurance (STR-rated)$4,320

Cash needed to close

Purchase price (all cash)$400,000
Closing costs (4.0%)$16,000
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$29,678

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

$340,000

Short-life (5/15-yr)

$73,000 · 21%

Year-1 deduction

$93,000

Year-1 tax shield @ 32%

$30,000

Land 15% (market default, no usable tax-record split) · building $267,000 over 39 years · new furniture $20,000

Based on: ~1,900 sq ft (from beds), built 2025, 3 bd / 2 ba, unfurnished, listing features (flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $70,000 in year 1 (15% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$72,600

Kitchen cabinetsdefault
$10,000 new × 96% good × 0.97 allocation
$9,200
Kitchen countertopsdefault
$8,200 new × 96% good × 0.97 allocation
$7,600
Decorative trimdefault
$3,300 new × 96% good × 0.97 allocation
$3,100
Mirrorsdefault
$300 new × 92% good × 0.97 allocation
$300
Shelvingdefault
$1,200 new × 96% good × 0.97 allocation
$1,100
Window coverings (19)default
$4,800 new × 90% good × 0.97 allocation
$4,100
Carpet, vinyl & laminate (100% of floors)listing
$12,200 new × 92% good × 0.97 allocation
$10,800
Kitchen & laundry equipment plumbingdefault
$7,800 new × 98% good × 0.97 allocation
$7,300
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 98% good × 0.97 allocation
$4,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 92% good × 0.97 allocation
$5,000
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$19,900

Paving: driveway & walks (paved)default
$9,000 new × 96% good × 0.97 allocation
$8,400
Landscaping (typical)default
$8,700 new × 96% good × 0.97 allocation
$8,100
Patiosdefault
$1,900 new × 96% good × 0.97 allocation
$1,700
Decks & porches (attached)default
$1,900 new × 95% good × 0.97 allocation
$1,700

Building, 39-year$267,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 98% good × 0.97 allocation
$195,800
Building plumbing & fixturesdefault
$21,400 new × 98% good × 0.97 allocation
$20,200
Building electrical & lightingdefault
$21,400 new × 98% good × 0.97 allocation
$20,200
HVACdefault
$21,400 new × 95% good × 0.97 allocation
$19,600
Septic systemlisting
$12,000 new × 96% good × 0.97 allocation
$11,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$72,600	$19,900	$300	$92,700
2	$0	$0	$6,800	$6,800
3	$0	$0	$6,800	$6,800
4	$0	$0	$6,800	$6,800
5	$0	$0	$6,800	$6,800
6+	$0	$0	$239,400	$239,400
Total	$72,600	$19,900	$267,000	$359,500

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.