33 Foxhound Dr
Ellijay, GA 30540
$399,999
3 bd · 1.5 ba · 1,458 sqft · Listed 9d ago
View on Realtor.com →Year built
1985
Sqft
1,458
Lot sqft
21,780
HOA / mo
None
Furnished
Yes
List date
2026-09-18T00:07:32.000000Z
Revenue
Annual revenue
$36,652
ADR
$225
Occupancy
45%
Cleaning fees (12 mo)
$8,220
Confidence
Low (48.91), 29 comps
Comp revenue range (p25 / median / p75)
Treehouse in Coosawatee River Resort
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $4,915ADR $188Occ ≈ 7%5★ (17)
Beautiful Private Getaway Fireplace HotTub Rocking Chair Porch Resort Amenities
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $34,905ADR $175Occ ≈ 55%4.9★ (126)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
3 Mi to Dtwn Ellijay: Tree-Lined Cabin w/ Deck! Cabin | 3 bd · 1.5 ba · sleeps 6 | $35,094 | $229 | 42% | 4.5★ (12) | 10 ft | AirbnbVrboBooking |
Treehouse in Coosawatee River Resort Cabin | 3 bd · 2 ba · sleeps 8 | $4,915 | $188 | 7% | 5★ (17) | 0.2 mi | Vrbo |
Dog-Friendly | Hot Tub + Indoor Pool, Firepit Cabin | 3 bd · 2.5 ba · sleeps 8 | $33,944 | $254 | 37% | 5★ (18) | 0.2 mi | AirbnbVrbo |
Cozy Ellijay Cabin: Hot Tub, Yard, & Resort Access Cabin | 3 bd · 2.5 ba · sleeps 8 | $53,907 | $189 | 78% | 5★ (44) | 0.2 mi | AirbnbVrboBooking |
Hemlock Hideaway House | 3 bd · 2.5 ba · sleeps 7 | $30,280 | $270 | 31% | 5★ (90) | 0.3 mi | AirbnbVrboBooking |
Beautiful Private Getaway Fireplace HotTub Rocking Chair Porch Resort Amenities Cabin | 3 bd · 2 ba · sleeps 6 | $34,905 | $175 | 55% | 4.9★ (126) | 0.3 mi | Vrbo |
A Harmony Of Coziness & Charm~ Fire pit, Workspace Cabin | 3 bd · 1.5 ba · sleeps 6 | $46,665 | $180 | 71% | 5★ (32) | 0.3 mi | AirbnbVrboBooking |
Deer-Topia! Resort cabin & wineries,pet friendly Cabin | 3 bd · 2 ba · sleeps 8 | $27,185 | $210 | 35% | 5★ (82) | 0.4 mi | AirbnbVrbo |
Brand New, 3 BR Modern Luxury Cabin,fireplaces etc Cabin | 3 bd · 2 ba · sleeps 8 | $14,107 | $432 | 9% | 5★ (20) | 0.4 mi | AirbnbVrbo |
2 Mi to Dtwn Ellijay! Outdoorsy Escape w/ Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $12,469 | $257 | 13% | 4.3★ (6) | 0.4 mi | AirbnbVrboBooking |
Show all 29 comps
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $11,824ADR $165Occ ≈ 20%—
NEW 3-bedroom cozy cabin on 3 acres in awesome Ellijay, with a hot tub!
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $64,506ADR $229Occ ≈ 77%5★ (1)
Riveredge Escape Cabin-Tubing, PlaySet, Resort
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $11,055ADR $544Occ ≈ 6%—
Beautiful River House On The River!
House · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $17,530ADR $239Occ ≈ 20%4.8★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Riverfront Ellijay Cabin w/ Deck + Pool Access! Cabin | 3 bd · 2 ba · sleeps 6 | $46,956 | $180 | 71% | 4.5★ (84) | 0.4 mi | AirbnbVrboBooking |
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access Vacation home | 3 bd · 2 ba · sleeps 8 | $11,824 | $165 | 20% | — | 0.4 mi | Booking |
Riverfront|Fenced|Game Room|Playset|Apple Festival House | 3 bd · 2 ba · sleeps 12 | $66,341 | $530 | 34% | 5★ (20) | 0.4 mi | AirbnbVrboBooking |
Cool Waters House | 3 bd · 2 ba · sleeps 6 | $29,830 | $198 | 41% | 5★ (12) | 0.5 mi | Airbnb |
3BR bohemian cabin with hot tub & resort amenities Cabin | 3 bd · 2 ba · sleeps 6 | $25,720 | $247 | 29% | 4.7★ (17) | 0.5 mi | AirbnbVrboBooking |
Riverfront Ellijay Cabin w/Hot Tub+Arcade-Sleeps 6 Cabin | 3 bd · 2 ba · sleeps 6 | $46,465 | $200 | 64% | 5★ (148) | 0.5 mi | AirbnbVrboBooking |
Riverfront Cabin-Hot Tub-Mini Golf-Arcade-Fire Pit Cabin | 3 bd · 2.5 ba · sleeps 10 | $83,286 | $359 | 64% | 5★ (56) | 0.5 mi | AirbnbVrbo |
Riverview Hideaway | Dog-Friendly Riverview Cabin Cabin | 3 bd · 2.5 ba · sleeps 8 | $22,043 | $399 | 15% | 4.8★ (32) | 0.6 mi | AirbnbVrbo |
Casa Del Rio | Ellijay, Georgia Cabin | 3 bd · 2 ba · sleeps 6 | $46,630 | $332 | 38% | 4.9★ (33) | 0.6 mi | AirbnbVrbo |
Goose Rock: River Fun+Design Coolness+Apple Pie Cabin | 3 bd · 2.5 ba · sleeps 6 | $36,434 | $338 | 30% | 5★ (132) | 0.6 mi | AirbnbVrbo |
Cozy Riverfront Cabin w/ Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $31,044 | $239 | 36% | 5★ (64) | 0.6 mi | AirbnbVrbo |
NEW 3-bedroom cozy cabin on 3 acres in awesome Ellijay, with a hot tub! Cabin | 3 bd · 2 ba · sleeps 8 | $64,506 | $229 | 77% | 5★ (1) | 0.6 mi | Vrbo |
Riverfront Cabin w/ Screened Gazebo & EV Charger Cabin | 3 bd · 2 ba · sleeps 6 | $36,078 | $224 | 44% | 5★ (55) | 0.6 mi | AirbnbVrboBooking |
Relaxing River Retreat on the river hot tub, firep Cabin | 3 bd · 2 ba · sleeps 6 | $39,136 | $318 | 34% | 4.5★ (32) | 0.6 mi | AirbnbVrbo |
River Front- Pet Friendly-Close to Wineries Cabin | 3 bd · 2 ba · sleeps 6 | $38,331 | $301 | 35% | 4.8★ (72) | 0.6 mi | AirbnbVrbo |
Bearly Behaving Cabin | 3 bd · 2 ba · sleeps 8 | $63,758 | $276 | 63% | 5★ (46) | 0.7 mi | AirbnbVrbo |
Riverside Retreat: Fireplace, Hot tub and pool! Cabin | 3 bd · 2 ba · sleeps 6 | $38,801 | $228 | 47% | 4.9★ (38) | 0.7 mi | AirbnbVrbo |
Riveredge Escape Cabin-Tubing, PlaySet, Resort Vacation home | 3 bd · 2 ba · sleeps 6 | $11,055 | $544 | 6% | — | 0.7 mi | Booking |
Beautiful River House On The River! House | 3 bd · 2 ba · sleeps 8 | $17,530 | $239 | 20% | 4.8★ (16) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$36,652
NOI
$16,292
Cash flow /mo
-$798
Cash needed
$116,000
Cash-on-cash
-8.3%
ROE (yr 1)
4.3%
Cap rate
4.1%
DSCR
0.63
Year-1 write-off
$110,475
Year-1 tax shield @ 32%
$35,352
Year-1 return on equity
- Cash flow (annual)-$9,573
- Principal paydown$2,618
- Appreciation at%$12,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,330
- Platform fees (3% of revenue)$1,100
- Maintenance / capex (5% of revenue)$1,833
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,577
- Insurance (STR-rated)$4,320
Cash needed to close
- Down payment (25%)$100,000
- Closing costs (4.0%)$16,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,352
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$387,000
Short-life (5/15-yr)
$110,000 · 28%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 3% (county tax record, market value split) · building $277,000 over 39 years
Based on: 1,458 sq ft, built 1985, 3 bd / 1.5 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $60,000 in year 1 (15% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$9,000 new × 40% good × 2.97 allocation
- $10,900
Kitchen countertops (stone)listing
$9,200 new × 40% good × 2.97 allocation
- $3,000
Decorative trimdefault
$2,600 new × 40% good × 2.97 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.97 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.97 allocation
- $4,400
Window coverings (15)default
$3,800 new × 40% good × 2.97 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.97 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.97 allocation
- $8,300
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.97 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $11,700
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 2.97 allocation
- $11,300
Landscaping (typical)default
$7,600 new × 50% good × 2.97 allocation
- $2,100
Patiosdefault
$1,400 new × 50% good × 2.97 allocation
- $24,300
Decks & porches (attached)listing
$16,400 new × 50% good × 2.97 allocation
- $187,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$158,000 new × 40% good × 2.97 allocation
- $19,400
Building plumbing & fixturesdefault
$16,400 new × 40% good × 2.97 allocation
- $18,700
Building electrical & lightingdefault
$15,800 new × 40% good × 2.97 allocation
- $19,500
HVACdefault
$16,400 new × 40% good × 2.97 allocation
- $11,100
Hardwood & tile floorsdefault
$9,400 new × 40% good × 2.97 allocation
- $3,100
Fireplacelisting
$2,600 new × 40% good × 2.97 allocation
- $17,800
Septic systemlisting
$12,000 new × 50% good × 2.97 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,100 | $49,500 | $900 | $110,500 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $247,700 | $247,700 |
| Total | $60,100 | $49,500 | $277,000 | $386,600 |
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.