191 Roberts Rdg
Ellijay, GA 30540
$479,000
3 bd · 2.5 ba · 3,486 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
3,486
Lot sqft
32,670
HOA / mo
None
Furnished
No
List date
2026-10-15T13:51:25.000000Z
Revenue
Annual revenue
$44,186
ADR
$227
Occupancy
53%
Cleaning fees (12 mo)
$7,814
Confidence
Med (52.59), 36 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,672
Luxury cabin in county but not far from downtown. Hot tub on back porch.
House · 3 bd · 3.5 ba · sleeps 6 · 0.9 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $17,676ADR $270Occ ≈ 18%4.9★ (20)
The Huff House on Boardtown
House · 3 bd · 2 ba · sleeps 6 · 1.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $5,151ADR $253Occ ≈ 6%5★ (17)
Mountainview Lake Retreat
Vacation home · 3 bd · 2 ba · sleeps 6 · 1.3 mi
Revenue $12,057ADR $360Occ ≈ 9%4.8★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet-friendly, close to Ellijay, hot tub Cabin
| 3 bd · 2.5 ba · sleeps 6 | $28,409 | $267 | 29% | 5★ (5) | 0.4 mi | AirbnbVrboBooking |
Luxury cabin in county but not far from downtown. Hot tub on back porch. House
| 3 bd · 3.5 ba · sleeps 6 | $17,676 | $270 | 18% | 4.9★ (20) | 0.9 mi | Vrbo |
< 3 miles to Downtown, Hot tub and Firepit / Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $40,672 | $182 | 61% | 5★ (310) | 1.0 mi | AirbnbVrboBooking |
Cabin in Ellijay w/ Hot Tub & Fire Pit Cabin
| 3 bd · 2 ba · sleeps 6 | $38,487 | $286 | 37% | 4.9★ (11) | 1.0 mi | AirbnbVrboBooking |
The Huff House on Boardtown House
| 3 bd · 2 ba · sleeps 6 | $5,151 | $253 | 6% | 5★ (17) | 1.2 mi | Airbnb |
Angler's Escape | Ellyjay, GA Cabin
| 3 bd · 3.5 ba · sleeps 6 | $56,909 | $413 | 38% | 4.8★ (6) | 1.3 mi | AirbnbVrbo |
Riverfront Modern Cabin/hot tub, 1 min to Ellijay Cabin
| 3 bd · 2.5 ba · sleeps 7 | $70,794 | $462 | 42% | 5★ (87) | 1.3 mi | AirbnbVrbo |
Mountainview Lake Retreat Vacation home | 3 bd · 2 ba · sleeps 6 | $12,057 | $360 | 9% | 4.8★ (2) | 1.3 mi | Booking |
Heart of Ellijay | Dining| Shops | Hikes| Wineries Cottage
| 3 bd · 3 ba · sleeps 6 | $54,806 | $241 | 62% | 5★ (185) | 1.4 mi | AirbnbVrbo |
BumbleBeeCottage historicEllijay House
| 3 bd · 2 ba · sleeps 6 | $77,681 | $347 | 61% | — | 1.4 mi | AirbnbVrbo |
Show 25 more
Golf, hot tub, pets, arcade, mountain, relaxation!
House · 3 bd · 3 ba · sleeps 6 · 1.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $35,308ADR $204Occ ≈ 47%4.6★ (18)
AJ's Lake House w/ kayaks and a custom fire pit
Cabin · 3 bd · 2 ba · sleeps 6 · 1.5 mi
Revenue $58,661ADR $306Occ ≈ 53%4.8★ (15)
Delisted
Cozy Cabin
Cabin · 3 bd · 2 ba · sleeps 8 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $49,525ADR $183Occ ≈ 74%5★ (104)
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi
Cabin · 3 bd · 3.5 ba · sleeps 6 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $65,983ADR $261Occ ≈ 69%5★ (45)
Mountain River Retreat Star5Vacations NEW!
House · 3 bd · 2.5 ba · sleeps 8 · 1.6 mi
Revenue $47,697ADR $282Occ ≈ 46%4.8★ (69)
Thistle Patch @ Blue Cactus Cottages
Cabin · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $35,088ADR $114Occ ≈ 84%4.8★ (14)
Heaven Bound
Cabin · 3 bd · 3 ba · sleeps 7 · 2.0 mi
Revenue $34,363ADR $181Occ ≈ 52%4.9★ (110)
Delisted
NEW 3-bedroom cozy cabin on 3 acres in awesome Ellijay, with a hot tub!
Cabin · 3 bd · 2 ba · sleeps 8 · 2.1 mi
- A/C
- Wifi
- Washer
Revenue $66,609ADR $233Occ ≈ 78%5★ (1)
Creekside Cabin w/ Fire Pit, Game Room & Hottub
Cabin · 3 bd · 3 ba · sleeps 7 · 2.1 mi
Revenue $14,757ADR $375Occ ≈ 11%4.9★ (80)
Delisted
Cool Waters
House · 3 bd · 2 ba · sleeps 6 · 2.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $29,702ADR $204Occ ≈ 40%4.8★ (14)
Best of Both Worlds, Minutes to Ellijay, Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 2.2 mi
Revenue $5,430ADR $246Occ ≈ 6%5★ (67)
River Nest: large hot tub+kayaks+tubes+EV charger
Cabin · 3 bd · 2.5 ba · sleeps 8 · 2.2 mi
Revenue $65,022ADR $413Occ ≈ 43%5★ (49)
Creekside, Hottub, Pet Friendlly & Firepit.
Cabin · 3 bd · 3 ba · sleeps 7 · 2.2 mi
Revenue $29,688ADR $229Occ ≈ 36%4.6★ (5)
Delisted
River Front- Pet Friendly-Close to Wineries
Cabin · 3 bd · 2 ba · sleeps 6 · 2.2 mi
Revenue $36,794ADR $301Occ ≈ 33%4.8★ (72)
Scenic River Retreat with Hot Tub & Spacious Deck
Cabin · 3 bd · 2.5 ba · sleeps 7 · 2.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $45,894ADR $206Occ ≈ 61%4.9★ (74)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Golf, hot tub, pets, arcade, mountain, relaxation! House
| 3 bd · 3 ba · sleeps 6 | $35,308 | $204 | 47% | 4.6★ (18) | 1.4 mi | Airbnb |
Valhalla - 3BR River View Cabin in Ellijay! Cabin | 3 bd · 3.5 ba · sleeps 10 | $12,743 | $365 | 10% | 5★ (32) | 1.5 mi | AirbnbVrbo |
Wolves Den Cabin
| 3 bd · 3.5 ba · sleeps 8 | $71,636 | $320 | 61% | 4.9★ (103) | 1.5 mi | AirbnbVrbo |
AJ's Lake House w/ kayaks and a custom fire pit Cabin | 3 bd · 2 ba · sleeps 6 | $58,661 | $306 | 53% | 4.8★ (15) | 1.5 mi | Delisted |
Cozy Cabin Cabin
| 3 bd · 2 ba · sleeps 8 | $49,525 | $183 | 74% | 5★ (104) | 1.6 mi | Airbnb |
BLUE BIRD CABIN 3 BR/3.5 BA w/Game Room & Jacuzzi Cabin
| 3 bd · 3.5 ba · sleeps 6 | $65,983 | $261 | 69% | 5★ (45) | 1.6 mi | Airbnb |
Mountain River Retreat Star5Vacations NEW! House | 3 bd · 2.5 ba · sleeps 8 | $47,697 | $282 | 46% | 4.8★ (69) | 1.6 mi | Airbnb |
Hemingway-Blue Cactus Cottages Cottage | 3 bd · 3 ba · sleeps 6 | $31,690 | $162 | 54% | 5★ (10) | 1.8 mi | AirbnbBooking |
Thistle Patch @ Blue Cactus Cottages Cabin | 3 bd · 2 ba · sleeps 6 | $35,088 | $114 | 84% | 4.8★ (14) | 1.8 mi | Airbnb |
Heaven Bound Cabin | 3 bd · 3 ba · sleeps 7 | $34,363 | $181 | 52% | 4.9★ (110) | 2.0 mi | Delisted |
Riverside Retreat: Fireplace, Hot tub and pool! Cabin
| 3 bd · 2 ba · sleeps 6 | $39,308 | $231 | 47% | 4.9★ (40) | 2.1 mi | AirbnbVrbo |
NEW 3-bedroom cozy cabin on 3 acres in awesome Ellijay, with a hot tub! Cabin
| 3 bd · 2 ba · sleeps 8 | $66,609 | $233 | 78% | 5★ (1) | 2.1 mi | Vrbo |
Creekside Cabin w/ Fire Pit, Game Room & Hottub Cabin | 3 bd · 3 ba · sleeps 7 | $14,757 | $375 | 11% | 4.9★ (80) | 2.1 mi | Delisted |
Riverfront Ellijay Cabin w/ Deck + Pool Access! Cabin
| 3 bd · 2 ba · sleeps 6 | $47,091 | $178 | 72% | 4.5★ (86) | 2.1 mi | AirbnbVrboBooking |
Cool Waters House
| 3 bd · 2 ba · sleeps 6 | $29,702 | $204 | 40% | 4.8★ (14) | 2.2 mi | Airbnb |
Riverfront Ellijay Cabin w/Hot Tub+Arcade-Sleeps 6 Cabin
| 3 bd · 2 ba · sleeps 6 | $47,819 | $204 | 64% | 5★ (148) | 2.2 mi | AirbnbVrboBooking |
Best of Both Worlds, Minutes to Ellijay, Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $5,430 | $246 | 6% | 5★ (67) | 2.2 mi | Airbnb |
River Nest: large hot tub+kayaks+tubes+EV charger Cabin | 3 bd · 2.5 ba · sleeps 8 | $65,022 | $413 | 43% | 5★ (49) | 2.2 mi | Airbnb |
New-Pets, Creekside, Hot Tub, Fire Pit & Game Room Cabin
| 3 bd · 3 ba · sleeps 7 | $38,413 | $260 | 40% | 4.8★ (71) | 2.2 mi | AirbnbVrboBooking |
Creekside, Hottub, Pet Friendlly & Firepit. Cabin | 3 bd · 3 ba · sleeps 7 | $29,688 | $229 | 36% | 4.6★ (5) | 2.2 mi | Delisted |
Pet-Friendly Creekside Cabin w/ Hot Tub & Games Chalet
| 3 bd · 3 ba · sleeps 7 | $64,067 | $894 | 20% | — | 2.2 mi | AirbnbBooking |
Troutin` Along | Ellijay, GA Cabin
| 3 bd · 2.5 ba · sleeps 6 | $55,426 | $360 | 42% | 5★ (21) | 2.2 mi | AirbnbVrbo |
River Front- Pet Friendly-Close to Wineries Cabin | 3 bd · 2 ba · sleeps 6 | $36,794 | $301 | 33% | 4.8★ (72) | 2.2 mi | Airbnb |
Scenic River Retreat with Hot Tub & Spacious Deck Cabin
| 3 bd · 2.5 ba · sleeps 7 | $45,894 | $206 | 61% | 4.9★ (74) | 2.2 mi | Airbnb |
Riverfront Cabin-Hot Tub-Mini Golf-Arcade-Fire Pit Cabin
| 3 bd · 2.5 ba · sleeps 10 | $83,374 | $373 | 61% | 5★ (59) | 2.3 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$44,186
NOI
$18,561
Cash flow /mo
-$1,127
Cash needed
$158,410
Cash-on-cash
-8.5%
ROE (yr 1)
2.4%
Cap rate
3.9%
DSCR
0.58
Year-1 write-off
$73,368
Year-1 tax shield @ 32%
$23,478
Year-1 return on equity
- Cash flow (annual)-$13,524
- Principal paydown$2,913
- Appreciation at%$14,370
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)$8,837
- Platform fees (3% of revenue)$1,326
- Maintenance / capex (5% of revenue)$2,209
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,880
- Insurance (STR-rated)$5,173
Cash needed to close
- Down payment (25%)$119,750
- Closing costs (4.0%)$19,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,478
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
$407,000
Short-life (5/15-yr)
$53,000 · 13%
Year-1 deduction
$73,000
Year-1 tax shield @ 32%
$23,000
Land 15% (market default, no usable tax-record split) · building $354,000 over 39 years · new furniture $20,000
Based on: 3,486 sq ft, built 2004, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (9% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,100
Kitchen cabinetsdefault
$13,400 new × 40% good × 1.13 allocation
- $6,200
Kitchen countertops (stone)listing
$13,700 new × 40% good × 1.13 allocation
- $2,700
Decorative trimdefault
$6,100 new × 40% good × 1.13 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 1.13 allocation
- $500
Shelvingdefault
$1,200 new × 40% good × 1.13 allocation
- $3,900
Window coverings (35)default
$8,800 new × 40% good × 1.13 allocation
- $3,400
Carpet, vinyl & laminate (33% of floors)listing
$7,500 new × 40% good × 1.13 allocation
- $6,600
Kitchen & laundry equipment plumbingdefault
$10,500 new × 56% good × 1.13 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$6,300 new × 56% good × 1.13 allocation
- $2,600
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.13 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,900
Paving: driveway & walks (paved)default
$12,200 new × 50% good × 1.13 allocation
- $6,600
Landscaping (typical)default
$11,800 new × 50% good × 1.13 allocation
- $1,900
Patiosdefault
$3,400 new × 50% good × 1.13 allocation
- $1,900
Decks & porches (attached)default
$3,400 new × 50% good × 1.13 allocation
- $270,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$379,400 new × 63% good × 1.13 allocation
- $24,800
Building plumbing & fixturesdefault
$39,300 new × 56% good × 1.13 allocation
- $26,100
Building electrical & lightingdefault
$41,500 new × 56% good × 1.13 allocation
- $17,700
HVACdefault
$39,300 new × 40% good × 1.13 allocation
- $6,700
Hardwood & tile floorsdefault
$15,000 new × 40% good × 1.13 allocation
- $1,200
Fireplacelisting
$2,600 new × 40% good × 1.13 allocation
- $6,800
Septic systemlisting
$12,000 new × 50% good × 1.13 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,600 | $17,400 | $400 | $73,400 |
| 2 | $0 | $0 | $9,100 | $9,100 |
| 3 | $0 | $0 | $9,100 | $9,100 |
| 4 | $0 | $0 | $9,100 | $9,100 |
| 5 | $0 | $0 | $9,100 | $9,100 |
| 6+ | $0 | $0 | $317,000 | $317,000 |
| Total | $55,600 | $17,400 | $353,700 | $426,700 |
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.