66 Windy Hill Dr
Ellijay, GA 30540
$999,900
2 bd · 2 ba · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
—
Lot sqft
812,394
HOA / mo
None
Furnished
No
List date
2026-10-02T23:15:24.000000Z
Revenue
Annual revenue
$16,590
ADR
$178
Occupancy
26%
Cleaning fees (12 mo)
$4,556
Confidence
Low (22.69), 7 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $25,007
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 184 ft
Revenue $7,280ADR $328Occ ≈ 6%4.7★ (9)
Cozy Ellijay A-Frame Feel • 2BR/2BA • Fireplace, Games, Porch & Fire Pit
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $4,538ADR $216Occ ≈ 6%—
Room 2 min from downtown Ellijay
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $1,197ADR $92Occ ≈ 4%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dream Ridge | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $7,280 | $328 | 6% | 4.7★ (9) | 184 ft | Airbnb |
Downtown Bungalow | Walking Distance to Downtown House | 2 bd · 2 ba · sleeps 4 | $33,298 | $204 | 45% | 4.8★ (96) | 0.2 mi | AirbnbVrbo |
Cozy Ellijay A-Frame Feel • 2BR/2BA • Fireplace, Games, Porch & Fire Pit House | 2 bd · 2 ba · sleeps 4 | $4,538 | $216 | 6% | — | 0.3 mi | Vrbo |
Apple Cottage | Luxury Downtown Ellijay House | 2 bd · 1 ba · sleeps 5 | $34,098 | $219 | 43% | 4.8★ (64) | 0.3 mi | AirbnbVrbo |
In Town. Hot Tub, Loft, Minutes to wineries Cabin | 2 bd · 2 ba · sleeps 4 | $39,814 | $202 | 54% | 4.9★ (116) | 0.3 mi | AirbnbVrbo |
Cozy Cabin•Hot Tub•Walk to Downtown Cabin | 2 bd · 2 ba · sleeps 4 | $25,007 | $221 | 31% | 5★ (29) | 0.6 mi | AirbnbVrboBooking |
Room 2 min from downtown Ellijay Tiny house | 2 bd · 1 ba · sleeps 4 | $1,197 | $92 | 4% | — | 0.6 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$16,590
NOI
-$11,153
Cash flow /mo
-$6,448
Cash needed
$305,971
Cash-on-cash
-25.3%
ROE (yr 1)
-13.4%
Cap rate
-1.1%
DSCR
-0.17
Year-1 write-off
$167,970
Year-1 tax shield @ 32%
$53,750
Year-1 return on equity
- Cash flow (annual)-$77,374
- Principal paydown$6,227
- Appreciation at%$29,997
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)$3,318
- Platform fees (3% of revenue)$498
- Maintenance / capex (5% of revenue)$830
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,099
- Insurance (STR-rated)$10,799
Cash needed to close
- Down payment (25%)$249,975
- Closing costs (4.0%)$39,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,750
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
$850,000
Short-life (5/15-yr)
$151,000 · 18%
Year-1 deduction
$168,000
Year-1 tax shield @ 32%
$54,000
Land 15% (market default, no usable tax-record split) · building $699,000 over 39 years · new furniture $16,000
Based on: ~1,400 sq ft (from beds), built 2003, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $121,000 in year 1 (12% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,500
Kitchen cabinetsdefault
$8,900 new × 40% good × 5.49 allocation
- $15,900
Kitchen countertopsdefault
$7,300 new × 40% good × 5.49 allocation
- $5,400
Decorative trimdefault
$2,500 new × 40% good × 5.49 allocation
- $700
Mirrorsdefault
$300 new × 40% good × 5.49 allocation
- $2,000
Shelvingdefault
$900 new × 40% good × 5.49 allocation
- $7,700
Window coverings (14)default
$3,500 new × 40% good × 5.49 allocation
- $20,500
Kitchen & laundry equipment plumbingdefault
$6,900 new × 54% good × 5.49 allocation
- $12,400
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 54% good × 5.49 allocation
- $17,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 5.49 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $21,300
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 5.49 allocation
- $20,500
Landscaping (typical)default
$7,500 new × 50% good × 5.49 allocation
- $3,800
Patiosdefault
$1,400 new × 50% good × 5.49 allocation
- $3,800
Decks & porches (attached)default
$1,400 new × 50% good × 5.49 allocation
- $514,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,800 new × 62% good × 5.49 allocation
- $46,600
Building plumbing & fixturesdefault
$15,700 new × 54% good × 5.49 allocation
- $44,600
Building electrical & lightingdefault
$15,000 new × 54% good × 5.49 allocation
- $34,700
HVACdefault
$15,800 new × 40% good × 5.49 allocation
- $19,800
Hardwood & tile floorsdefault
$9,000 new × 40% good × 5.49 allocation
- $5,800
Fireplacelisting
$2,600 new × 40% good × 5.49 allocation
- $33,000
Septic systemlisting
$12,000 new × 50% good × 5.49 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $117,800 | $49,400 | $700 | $168,000 |
| 2 | $0 | $0 | $17,900 | $17,900 |
| 3 | $0 | $0 | $17,900 | $17,900 |
| 4 | $0 | $0 | $17,900 | $17,900 |
| 5 | $0 | $0 | $17,900 | $17,900 |
| 6+ | $0 | $0 | $626,300 | $626,300 |
| Total | $117,800 | $49,400 | $698,700 | $865,900 |
The building's share of the price ($850,000) is 5.5x our depreciated replacement cost of the home ($155,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.