Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

1100 Zenith Trl

Ellijay, GA 30540

$399,900

2 bd · 2 ba · 1,092 sqft · Listed 3d ago

View on Realtor.com →

Low confidenceEst. land %Negative cash flow

Year built

2023

Sqft

1,092

Lot sqft

—

HOA / mo

None

Furnished

Yes

List date

2026-09-24T14:39:18.000000Z

Revenue

Annual revenue

$32,673

ADR

$202

Occupancy

44%

Cleaning fees (12 mo)

$7,626

Confidence

Low (18.15), 25 comps

Comp revenue range (p25 / median / p75)

$7,555$21,111$40,510

River View Getaway by 2DC
House · 2 bd · 2 ba · sleeps 4 · 13 ft
Revenue $36,345ADR $212Occ ≈ 47%5★ (100)
Airbnb Vrbo Booking
Mountain Romance - Hot Tub - River Walk
House · 2 bd · 2 ba · sleeps 4 · 446 ft
Revenue $14,114ADR $243Occ ≈ 16%5★ (13)
Airbnb Vrbo Booking
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY
Cabin · 2 bd · 2 ba · sleeps 5 · 512 ft
Revenue $23,249ADR $306Occ ≈ 21%5★ (113)
Airbnb Vrbo
Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $22,411ADR $579Occ ≈ 11%4.8★ (28)
Airbnb
Moon River | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $53,127ADR $335Occ ≈ 43%4.8★ (36)
Airbnb Vrbo
Deer River Retreat | Waterfront in Coosawattee
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $55,317ADR $265Occ ≈ 57%4.8★ (123)
Airbnb Vrbo
River Front House in Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $40,510ADR $195Occ ≈ 57%4.7★ (219)
Airbnb Vrbo
Cabin Zen. Riverfront. Hot Tub. Arcades. Sleeps 8+
Cabin · 2 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $57,721ADR $334Occ ≈ 47%4.8★ (45)
Airbnb Vrbo Booking
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.4 mi
Revenue $1,435ADR $128Occ ≈ 3%4.8★ (12)
Airbnb
On River Time
House · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $21,111ADR $108Occ ≈ 54%4.8★ (105)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
River View Getaway by 2DC House	2 bd · 2 ba · sleeps 4	$36,345	$212	47%	5★ (100)	13 ft	Airbnb Vrbo Booking
Mountain Romance - Hot Tub - River Walk House	2 bd · 2 ba · sleeps 4	$14,114	$243	16%	5★ (13)	446 ft	Airbnb Vrbo Booking
Riverside! Bring Your Pups+ Hot Tub+Firepit+COMFY Cabin	2 bd · 2 ba · sleeps 5	$23,249	$306	21%	5★ (113)	512 ft	Airbnb Vrbo
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house	2 bd · 1 ba · sleeps 4	$22,411	$579	11%	4.8★ (28)	0.2 mi	Airbnb
Moon River \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$53,127	$335	43%	4.8★ (36)	0.2 mi	Airbnb Vrbo
Deer River Retreat \| Waterfront in Coosawattee Cabin	2 bd · 2 ba · sleeps 6	$55,317	$265	57%	4.8★ (123)	0.3 mi	Airbnb Vrbo
River Front House in Ellijay Cabin	2 bd · 2 ba · sleeps 6	$40,510	$195	57%	4.7★ (219)	0.4 mi	Airbnb Vrbo
Cabin Zen. Riverfront. Hot Tub. Arcades. Sleeps 8+ Cabin	2 bd · 3 ba · sleeps 8	$57,721	$334	47%	4.8★ (45)	0.4 mi	Airbnb Vrbo Booking
Care Bears Cottage Camper/RV	2 bd · 1 ba · sleeps 5	$1,435	$128	3%	4.8★ (12)	0.4 mi	Airbnb
On River Time House	2 bd · 2 ba · sleeps 4	$21,111	$108	54%	4.8★ (105)	0.4 mi	Airbnb Vrbo

Show all 25 comps

Rustic Elegance of Ellijay
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $1,667ADR $238Occ ≈ 2%4.8★ (33)
Airbnb Vrbo
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $56,770ADR $269Occ ≈ 58%5★ (131)
Airbnb Vrbo
Killin Time River Cabin
Cabin · 2 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $8,357ADR $0Occ ≈ —5★ (24)
Airbnb Vrbo
Cabin River Retreat / Hot Tub / Blue Ridge Mtns
Cabin · 2 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $52,071ADR $274Occ ≈ 52%5★ (51)
Airbnb Vrbo Booking
Saxonville Lodgehouse
Farm stay · 2 bd · 1.5 ba · sleeps 7 · 0.5 mi
Revenue $4,158ADR $113Occ ≈ 10%4.9★ (10)
Airbnb Vrbo
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $2,433ADR $172Occ ≈ 4%5★ (8)
Airbnb
Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity
Cabin · 2 bd · 2 ba · sleeps 5 · 0.5 mi
Revenue $59,416ADR $235Occ ≈ 69%5★ (239)
Airbnb Vrbo
Riverfront Cottage In The Coosawattee Resort.
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $15,764ADR $246Occ ≈ 18%5★ (8)
Airbnb Vrbo Booking
Modern Cabin, Forest Deck and Deer Everywhere
Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $28,199ADR $254Occ ≈ 30%5★ (1)
Airbnb Vrbo
Peaceful home, large hot tub, deer sightings
House · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $15,684ADR $279Occ ≈ 15%4.9★ (48)
Airbnb Vrbo
Cedar & Pine River Cabin
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $4,201ADR $168Occ ≈ 7%5★ (4)
Airbnb Vrbo
NEW! Slow Forest Cabin Blue Ridge | Deer Sun Rest
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $22,310ADR $221Occ ≈ 28%5★ (20)
Airbnb
Otto Ellijay | Modern Home in the Woods
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $15,582ADR $238Occ ≈ 18%5★ (18)
Airbnb
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $7,555ADR $314Occ ≈ 7%5★ (4)
Vrbo
Very Private, Quiet Cabin With A Mountain View
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $3,924ADR $275Occ ≈ 4%4.8★ (71)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Rustic Elegance of Ellijay Cabin	2 bd · 2 ba · sleeps 6	$1,667	$238	2%	4.8★ (33)	0.4 mi	Airbnb Vrbo
Riverfront Cabin- Hot Tub +Firepit +Apple Orchards Cabin	2 bd · 2 ba · sleeps 6	$56,770	$269	58%	5★ (131)	0.4 mi	Airbnb Vrbo
Killin Time River Cabin Cabin	2 bd · 2 ba · sleeps 7	$8,357	$0	—	5★ (24)	0.5 mi	Airbnb Vrbo
Cabin River Retreat / Hot Tub / Blue Ridge Mtns Cabin	2 bd · 2 ba · sleeps 8	$52,071	$274	52%	5★ (51)	0.5 mi	Airbnb Vrbo Booking
Saxonville Lodgehouse Farm stay	2 bd · 1.5 ba · sleeps 7	$4,158	$113	10%	4.9★ (10)	0.5 mi	Airbnb Vrbo
Relax camping in the mountains! Camper/RV	2 bd · 1 ba · sleeps 5	$2,433	$172	4%	5★ (8)	0.5 mi	Airbnb
Riverfront Cabin/Hot Tub/Secluded w/Resort Amenity Cabin	2 bd · 2 ba · sleeps 5	$59,416	$235	69%	5★ (239)	0.5 mi	Airbnb Vrbo
Riverfront Cottage In The Coosawattee Resort. Cabin	2 bd · 2 ba · sleeps 6	$15,764	$246	18%	5★ (8)	0.5 mi	Airbnb Vrbo Booking
Modern Cabin, Forest Deck and Deer Everywhere Cabin	2 bd · 1 ba · sleeps 6	$28,199	$254	30%	5★ (1)	0.6 mi	Airbnb Vrbo
Peaceful home, large hot tub, deer sightings House	2 bd · 2 ba · sleeps 6	$15,684	$279	15%	4.9★ (48)	0.6 mi	Airbnb Vrbo
Cedar & Pine River Cabin Cabin	2 bd · 1 ba · sleeps 4	$4,201	$168	7%	5★ (4)	0.6 mi	Airbnb Vrbo
NEW! Slow Forest Cabin Blue Ridge \| Deer Sun Rest Cabin	2 bd · 2 ba · sleeps 6	$22,310	$221	28%	5★ (20)	0.6 mi	Airbnb
Otto Ellijay \| Modern Home in the Woods House	2 bd · 1 ba · sleeps 4	$15,582	$238	18%	5★ (18)	0.7 mi	Airbnb
Dream Ridge \| Ellijay, GA Cabin	2 bd · 2 ba · sleeps 4	$7,555	$314	7%	5★ (4)	0.7 mi	Vrbo
Very Private, Quiet Cabin With A Mountain View Cabin	2 bd · 2 ba · sleeps 6	$3,924	$275	4%	4.8★ (71)	0.7 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

Financing

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$32,673

NOI

$11,766

Cash flow /mo

-$1,174

Cash needed

$115,971

Cash-on-cash

-12.2%

ROE (yr 1)

0.4%

Cap rate

2.9%

DSCR

0.46

Year-1 write-off

$92,226

Year-1 tax shield @ 32%

$29,512

Year-1 return on equity

Cash flow (annual)-$14,093
Principal paydown$2,617
Appreciation at%$11,997

ROE0.4%

ROE incl. year-1 tax savings (32% bracket, STR loophole)25.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$6,535
Platform fees (3% of revenue)$980
Maintenance / capex (5% of revenue)$1,634
Utilities & supplies$4,200
HOA$0
Property tax$3,239
Insurance (STR-rated)$4,319

Cash needed to close

Down payment (25%)$99,975
Closing costs (4.0%)$15,996
Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

Tax shield @ 32%$29,512

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

$341,000

Short-life (5/15-yr)

$91,000 · 27%

Year-1 deduction

$92,000

Year-1 tax shield @ 32%

$30,000

Land 15% (market default, no usable tax-record split) · building $250,000 over 39 years

Based on: 1,092 sq ft, built 2023, 2 bd / 2 ba, furnished, listing features (game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $66,000 in year 1 (19% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,700

Kitchen cabinetsdefault
$8,200 new × 88% good × 1.59 allocation
$11,400
Kitchen countertopsdefault
$6,700 new × 88% good × 1.59 allocation
$9,400
Decorative trimdefault
$1,900 new × 88% good × 1.59 allocation
$2,700
Mirrorsdefault
$300 new × 75% good × 1.59 allocation
$400
Shelvingdefault
$900 new × 88% good × 1.59 allocation
$1,300
Window coverings (11)default
$2,800 new × 70% good × 1.59 allocation
$3,100
Carpet, vinyl & laminate (100% of floors)listing
$7,000 new × 75% good × 1.59 allocation
$8,400
Kitchen & laundry equipment plumbingdefault
$6,400 new × 94% good × 1.59 allocation
$9,500
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 94% good × 1.59 allocation
$5,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.59 allocation
$9,200
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
$6,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
$2,400

15-year land improvements$21,700

Paving: driveway & walks (paved)default
$6,900 new × 88% good × 1.59 allocation
$9,600
Landscaping (typical)default
$6,600 new × 88% good × 1.59 allocation
$9,200
Patiosdefault
$1,100 new × 88% good × 1.59 allocation
$1,500
Decks & porches (attached)default
$1,100 new × 85% good × 1.59 allocation
$1,500

Building, 39-year$249,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$118,100 new × 95% good × 1.59 allocation
$178,000
Building plumbing & fixturesdefault
$12,200 new × 94% good × 1.59 allocation
$18,200
Building electrical & lightingdefault
$11,100 new × 94% good × 1.59 allocation
$16,600
HVACdefault
$12,300 new × 85% good × 1.59 allocation
$16,600
Fireplacelisting
$2,600 new × 88% good × 1.59 allocation
$3,700
Septic systemlisting
$12,000 new × 88% good × 1.59 allocation
$16,800

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	$69,700	$21,700	$800	$92,200
2	$0	$0	$6,400	$6,400
3	$0	$0	$6,400	$6,400
4	$0	$0	$6,400	$6,400
5	$0	$0	$6,400	$6,400
6+	$0	$0	$223,400	$223,400
Total	$69,700	$21,700	$249,800	$341,200

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.