814 Eagle Mountain Dr W
Ellijay, GA 30540
$529,900
3 bd · 3 ba · 3,020 sqft · Listed 8d ago
View on Realtor.com →Year built
2006
Sqft
3,020
Lot sqft
28,314
HOA / mo
None
Furnished
Yes
List date
2026-09-19T14:09:33.000000Z
Revenue
Annual revenue
$35,491
ADR
$201
Occupancy
48%
Cleaning fees (12 mo)
$6,324
Confidence
Low (39.43), 23 comps
Comp revenue range (p25 / median / p75)
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $68,825ADR $311Occ ≈ 61%5★ (17)
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $36,274ADR $223Occ ≈ 45%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House | 3 bd · 3 ba · sleeps 8 | $44,181 | $195 | 62% | 5★ (6) | 305 ft | AirbnbVrboBooking |
Ledger Creek Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $25,513 | $205 | 34% | 4.9★ (34) | 0.1 mi | AirbnbVrboBooking |
Cozy Mountain Cabin hot tub, fire pit, hiking House | 3 bd · 2 ba · sleeps 6 | $30,865 | $238 | 36% | 4.8★ (63) | 0.2 mi | AirbnbVrboBooking |
Dolche Vita Chalet A great place to stay. Cabin | 3 bd · 3 ba · sleeps 8 | $1,154 | $577 | 1% | 5★ (11) | 0.2 mi | AirbnbVrbo |
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin | 3 bd · 3 ba · sleeps 10 | $65,025 | $296 | 60% | 5★ (81) | 0.2 mi | AirbnbVrbo |
Peaceful, screened porch, hot tub, firepit, grill Cabin | 3 bd · 3 ba · sleeps 6 | $47,408 | $192 | 68% | 5★ (52) | 0.2 mi | AirbnbVrbo |
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads Cabin | 3 bd · 3 ba · sleeps 6 | $68,825 | $311 | 61% | 5★ (17) | 0.2 mi | Vrbo |
Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries Cabin | 3 bd · 2.5 ba · sleeps 8 | $32,912 | $253 | 36% | 5★ (42) | 0.3 mi | AirbnbVrboBooking |
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House | 3 bd · 3 ba · sleeps 8 | $36,274 | $223 | 45% | 5★ (1) | 0.3 mi | Vrbo |
Rustic Cabin Escape in Gilmer County House | 3 bd · 2.5 ba · sleeps 8 | $10,299 | $344 | 8% | — | 0.3 mi | AirbnbVrbo |
Show all 23 comps
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $15,738ADR $245Occ ≈ 18%5★ (247)
It's Time to Unwind
Cabin · 3 bd · 3.5 ba · sleeps 15 · 0.6 mi
Revenue $55,590ADR $357Occ ≈ 43%5★ (126)
Welcome to Whiskey Woods *Hot Tub* *Resort Pools*
Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.7 mi
Revenue $36,249ADR $266Occ ≈ 37%4.8★ (14)
Mountain cabin with WiFi, fireplace, shared pools, game room, tennis, & gym
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $27,211ADR $159Occ ≈ 47%4.6★ (10)
Four Winds Lodge & Hot Tub and Community Pool
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $9,660ADR $153Occ ≈ 17%4.9★ (213)
Unique mountain getaway! Hot tub, game room, year round community pool!
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $10,226ADR $224Occ ≈ 13%4.9★ (20)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin | 3 bd · 3 ba · sleeps 9 | $31,494 | $239 | 36% | 5★ (32) | 0.3 mi | AirbnbVrboBooking |
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's House | 3 bd · 2.5 ba · sleeps 8 | $27,879 | $237 | 32% | 5★ (7) | 0.4 mi | AirbnbVrbo |
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin | 3 bd · 2 ba · sleeps 8 | $15,738 | $245 | 18% | 5★ (247) | 0.5 mi | Vrbo |
New Listing-Community Amenities-Prime Location House | 3 bd · 3 ba · sleeps 6 | $7,506 | $163 | 13% | 5★ (1) | 0.5 mi | AirbnbVrbo |
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin | 3 bd · 3 ba · sleeps 8 | $59,713 | $262 | 62% | 4.9★ (49) | 0.6 mi | AirbnbVrbo |
Wandering Bear's Den House | 3 bd · 2 ba · sleeps 6 | $13,878 | $184 | 21% | 4.3★ (29) | 0.6 mi | AirbnbVrbo |
It's Time to Unwind Cabin | 3 bd · 3.5 ba · sleeps 15 | $55,590 | $357 | 43% | 5★ (126) | 0.6 mi | Airbnb |
Trapper View Lodge | Lush Cabin Cabin | 3 bd · 3 ba · sleeps 6 | $40,180 | $296 | 37% | 4.8★ (48) | 0.6 mi | AirbnbVrbo |
Welcome to Whiskey Woods *Hot Tub* *Resort Pools* Cabin | 3 bd · 3.5 ba · sleeps 10 | $36,249 | $266 | 37% | 4.8★ (14) | 0.7 mi | Airbnb |
Mountain cabin with WiFi, fireplace, shared pools, game room, tennis, & gym Cabin | 3 bd · 3 ba · sleeps 10 | $27,211 | $159 | 47% | 4.6★ (10) | 0.7 mi | Vrbo |
Four Winds Lodge & Hot Tub and Community Pool Cabin | 3 bd · 2 ba · sleeps 6 | $9,660 | $153 | 17% | 4.9★ (213) | 0.7 mi | Airbnb |
Unique mountain getaway! Hot tub, game room, year round community pool! House | 3 bd · 2 ba · sleeps 6 | $10,226 | $224 | 13% | 4.9★ (20) | 0.7 mi | Vrbo |
2 Kings-Dog Friendly-Hot Cocoa-Walk to Rec Center! Cabin | 3 bd · 2 ba · sleeps 6 | $25,135 | $232 | 30% | 5★ (10) | 0.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$35,491
NOI
$11,338
Cash flow /mo
-$1,911
Cash needed
$153,671
Cash-on-cash
-14.9%
ROE (yr 1)
-2.3%
Cap rate
2.1%
DSCR
0.33
Year-1 write-off
$70,867
Year-1 tax shield @ 32%
$22,678
Year-1 return on equity
- Cash flow (annual)-$22,927
- Principal paydown$3,468
- Appreciation at%$15,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,098
- Platform fees (3% of revenue)$1,065
- Maintenance / capex (5% of revenue)$1,775
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,292
- Insurance (STR-rated)$5,723
Cash needed to close
- Down payment (25%)$132,475
- Closing costs (4.0%)$21,196
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,678
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
$452,000
Short-life (5/15-yr)
$70,000 · 15%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 15% (market default, no usable tax-record split) · building $382,000 over 39 years
Based on: 3,020 sq ft, built 2006, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $53,000 in year 1 (12% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.32 allocation
- $5,400
Kitchen countertopsdefault
$10,200 new × 40% good × 1.32 allocation
- $2,800
Decorative trimdefault
$5,300 new × 40% good × 1.32 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.32 allocation
- $600
Shelvingdefault
$1,200 new × 40% good × 1.32 allocation
- $4,000
Window coverings (30)default
$7,500 new × 40% good × 1.32 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$9,700 new × 60% good × 1.32 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 60% good × 1.32 allocation
- $4,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.32 allocation
- $4,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.32 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $7,500
Paving: driveway & walks (paved)default
$11,400 new × 50% good × 1.32 allocation
- $7,200
Landscaping (typical)default
$11,000 new × 50% good × 1.32 allocation
- $2,000
Patiosdefault
$3,000 new × 50% good × 1.32 allocation
- $2,000
Decks & porches (attached)default
$3,000 new × 50% good × 1.32 allocation
- $289,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$328,300 new × 67% good × 1.32 allocation
- $27,000
Building plumbing & fixturesdefault
$34,100 new × 60% good × 1.32 allocation
- $28,200
Building electrical & lightingdefault
$35,600 new × 60% good × 1.32 allocation
- $18,000
HVACdefault
$34,000 new × 40% good × 1.32 allocation
- $10,300
Hardwood & tile floorsdefault
$19,400 new × 40% good × 1.32 allocation
- $1,400
Fireplacelisting
$2,600 new × 40% good × 1.32 allocation
- $7,900
Septic systemlisting
$12,000 new × 50% good × 1.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $50,900 | $18,700 | $1,200 | $70,900 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $341,900 | $341,900 |
| Total | $50,900 | $18,700 | $382,300 | $451,900 |
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.