93 Elmwood Cir
Ellijay, GA 30540
$629,900
3 bd · 2 ba · Listed 9d ago
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
23,087
HOA / mo
None
Furnished
No
List date
2026-09-18T13:11:55.000000Z
Revenue
Annual revenue
$33,275
ADR
$199
Occupancy
46%
Cleaning fees (12 mo)
$7,754
Confidence
Low (29.12), 36 comps
Comp revenue range (p25 / median / p75)
Wander and Wine - Ellijay Escape
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $43,279ADR $196Occ ≈ 60%5★ (37)
Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $7,517ADR $309Occ ≈ 7%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Vino Vista 2BR+Loft-Wine Cellar, Game Rm & Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $38,637 | $210 | 50% | 5★ (85) | 0.1 mi | AirbnbVrbo |
Cabin w/Hot Tub, Sauna, Firepits, Resort Amenities House | 3 bd · 3 ba · sleeps 8 | $66,080 | $317 | 57% | 5★ (39) | 0.2 mi | AirbnbVrbo |
Wander and Wine - Ellijay Escape House | 3 bd · 2 ba · sleeps 6 | $43,279 | $196 | 60% | 5★ (37) | 0.2 mi | Airbnb |
Resort Cabin w/Hot Tub, Firepit Mins to DT Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $7,273 | $421 | 5% | 5★ (62) | 0.2 mi | AirbnbVrbo |
Resort cabin, close to gate, hot tub, fenced yard Cabin | 3 bd · 2 ba · sleeps 7 | $36,743 | $271 | 37% | 4.9★ (179) | 0.2 mi | AirbnbVrbo |
Beautiful Light-Filled Cabin in Ellijay w/Fire Pit Cabin | 3 bd · 2.5 ba · sleeps 6 | $33,396 | $188 | 49% | 4.9★ (81) | 0.3 mi | AirbnbVrbo |
3 BR home with outdoor deck and serene views Cabin | 3 bd · 3 ba · sleeps 8 | $2,730 | $273 | 3% | — | 0.3 mi | AirbnbVrboBooking |
Cozy cabin w/ outdoor deck and access to Coosawattee Resort amenities Cabin | 3 bd · 3 ba · sleeps 8 | $7,517 | $309 | 7% | 5★ (1) | 0.4 mi | Vrbo |
Riverfront, Hot Tub! Coosawattee River Resort Home House | 3 bd · 3 ba · sleeps 8 | $34,296 | $322 | 29% | 5★ (13) | 0.4 mi | AirbnbVrboBooking |
Modern cabin retreat in Coosawattee river resort Cabin | 3 bd · 2 ba · sleeps 7 | $44,241 | $265 | 46% | 5★ (30) | 0.4 mi | AirbnbVrbo |
Show all 36 comps
Maple Summit Ellijay
Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi
Revenue $3,184ADR $318Occ ≈ 3%5★ (1)
Riverfront Cabin w/ Hot-tub, peaceful escape
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.5 mi
Revenue $28,871ADR $250Occ ≈ 32%5★ (16)
Whitetail River Retreat
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $13,846ADR $411Occ ≈ 9%—
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $11,824ADR $165Occ ≈ 20%—
Cabin at Coosawattee River Resort with private hot tub, pool & river access
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $19,131ADR $294Occ ≈ 18%4.9★ (14)
Beautiful Private Getaway Fireplace HotTub Rocking Chair Porch Resort Amenities
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $34,905ADR $175Occ ≈ 55%4.9★ (126)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hardwood Hideaway Stay House | 3 bd · 2 ba · sleeps 7 | $14,143 | $170 | 23% | 4.8★ (52) | 0.4 mi | AirbnbVrbo |
New! Riverfront Retreat - Sleeps 12, Ellijay Cabin | 3 bd · 3 ba · sleeps 12 | $83,336 | $421 | 54% | 5★ (33) | 0.4 mi | AirbnbVrboBooking |
Maple Summit Ellijay Cabin | 3 bd · 3 ba · sleeps 8 | $3,184 | $318 | 3% | 5★ (1) | 0.5 mi | Airbnb |
Relaxing River Retreat on the river hot tub, firep Cabin | 3 bd · 2 ba · sleeps 6 | $39,136 | $318 | 34% | 4.5★ (32) | 0.5 mi | AirbnbVrbo |
Riverfront Cabin w/ Hot-tub, peaceful escape Cabin | 3 bd · 2.5 ba · sleeps 7 | $28,871 | $250 | 32% | 5★ (16) | 0.5 mi | Airbnb |
3 Bedroom Lodge Villa | 3 bd · 2 ba · sleeps 6 | $800 | $266 | 1% | — | 0.5 mi | Airbnb |
Amazing View / Sunset / Hot Tub / Covered Deck Cabin | 3 bd · 3 ba · sleeps 8 | $69,277 | $256 | 74% | 5★ (140) | 0.5 mi | AirbnbVrbo |
Cozy Blue Ridge Cabin w/ River Access & Fire Pit Cabin | 3 bd · 2 ba · sleeps 6 | $45,106 | $209 | 59% | 4.8★ (198) | 0.5 mi | AirbnbVrboBooking |
Riverfront Cabin w/ Screened Gazebo & EV Charger Cabin | 3 bd · 2 ba · sleeps 6 | $36,078 | $224 | 44% | 5★ (55) | 0.6 mi | AirbnbVrboBooking |
Whitetail River Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $13,846 | $411 | 9% | — | 0.6 mi | Airbnb |
Dreamy wooded escape w/2 decks, resort access, WiFi, gas grills, hot tub/pool Cabin | 3 bd · 3 ba · sleeps 8 | $15,641 | $212 | 20% | 4.5★ (20) | 0.6 mi | VrboBooking |
Ellijay Cabin w/ Game Rm + Fire Pit | Dog-Friendly Cabin | 3 bd · 3 ba · sleeps 8 | $24,520 | $299 | 22% | 5★ (38) | 0.6 mi | AirbnbVrbo |
Empress Tree Lodge - HotTub/Sauna/FirePit/Sleeps10 House | 3 bd · 3 ba · sleeps 10 | $29,859 | $330 | 25% | 4.8★ (27) | 0.6 mi | AirbnbVrbo |
Deer Haven-Hot Tub • Game Room • Outdoor Fireplace Cabin | 3 bd · 3 ba · sleeps 6 | $33,750 | $262 | 35% | 5★ (13) | 0.7 mi | AirbnbVrbo |
Modern Luxury Cabin close to Downtown Ellijay! Cabin | 3 bd · 3 ba · sleeps 12 | $35,850 | $284 | 35% | 4.9★ (168) | 0.7 mi | AirbnbVrbo |
Deer Haven Getaways - Resort Access Cabin | 3 bd · 3 ba · sleeps 8 | $10,513 | $228 | 13% | 4.7★ (46) | 0.7 mi | AirbnbVrbo |
4 Mi to Dtwn Ellijay: Cabin w/ Pool & River Access Vacation home | 3 bd · 2 ba · sleeps 8 | $11,824 | $165 | 20% | — | 0.7 mi | Booking |
Bucks Bear Lodge - Recharge in a Riverside Resort Cabin | 3 bd · 3 ba · sleeps 8 | $47,329 | $350 | 37% | 4.9★ (22) | 0.7 mi | AirbnbVrboBooking |
Cabin at Coosawattee River Resort with private hot tub, pool & river access Cabin | 3 bd · 3 ba · sleeps 8 | $19,131 | $294 | 18% | 4.9★ (14) | 0.7 mi | Vrbo |
Cozy Blue Ridge Cabin • Firepit • Near Orchards Cabin | 3 bd · 2 ba · sleeps 8 | $8,717 | $198 | 12% | 5★ (3) | 0.7 mi | AirbnbVrbo |
New Listing: Secluded Heavenly Views 3 Bedroom, 2. Cabin | 3 bd · 2.5 ba · sleeps 7 | $14,302 | $361 | 11% | — | 0.7 mi | AirbnbVrbo |
Ellijay Escape: Hike, Shop, Explore & More! Cabin | 3 bd · 2.5 ba · sleeps 8 | $14,049 | $187 | 21% | 4.4★ (13) | 0.7 mi | AirbnbVrboBooking |
Rustic Retreat - Paradise Found Cabin | 3 bd · 2.5 ba · sleeps 8 | $17,903 | $168 | 29% | 5★ (4) | 0.7 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) | 0.7 mi | Vrbo |
A Harmony Of Coziness & Charm~ Fire pit, Workspace Cabin | 3 bd · 1.5 ba · sleeps 6 | $46,665 | $180 | 71% | 5★ (32) | 0.7 mi | AirbnbVrboBooking |
Copper Lantern Stays Cabin | 3 bd · 3 ba · sleeps 8 | $1,055 | $218 | 1% | 4.5★ (17) | 0.8 mi | AirbnbVrboBooking |
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
$33,275
NOI
$7,853
Cash flow /mo
-$2,740
Cash needed
$202,171
Cash-on-cash
-16.3%
ROE (yr 1)
-4.9%
Cap rate
1.2%
DSCR
0.19
Year-1 write-off
$119,803
Year-1 tax shield @ 32%
$38,337
Year-1 return on equity
- Cash flow (annual)-$32,879
- Principal paydown$4,122
- Appreciation at%$18,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,655
- Platform fees (3% of revenue)$998
- Maintenance / capex (5% of revenue)$1,664
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,102
- Insurance (STR-rated)$6,803
Cash needed to close
- Down payment (25%)$157,475
- Closing costs (4.0%)$25,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,337
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
$535,000
Short-life (5/15-yr)
$99,000 · 18%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 15% (market default, no usable tax-record split) · building $437,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2026, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $83,000 in year 1 (12% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,600
Kitchen cabinetsdefault
$10,000 new × 100% good × 1.47 allocation
- $12,000
Kitchen countertopsdefault
$8,200 new × 100% good × 1.47 allocation
- $4,900
Decorative trimdefault
$3,300 new × 100% good × 1.47 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.47 allocation
- $1,800
Shelvingdefault
$1,200 new × 100% good × 1.47 allocation
- $7,000
Window coverings (19)default
$4,800 new × 100% good × 1.47 allocation
- $11,400
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 1.47 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 1.47 allocation
- $8,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.47 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,300
Paving: driveway & walks (paved)listing
$9,000 new × 100% good × 1.47 allocation
- $12,800
Landscaping (typical)default
$8,700 new × 100% good × 1.47 allocation
- $2,800
Patiosdefault
$1,900 new × 100% good × 1.47 allocation
- $2,800
Decks & porches (attached)default
$1,900 new × 100% good × 1.47 allocation
- $302,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 100% good × 1.47 allocation
- $31,400
Building plumbing & fixturesdefault
$21,400 new × 100% good × 1.47 allocation
- $31,400
Building electrical & lightingdefault
$21,400 new × 100% good × 1.47 allocation
- $31,400
HVACdefault
$21,400 new × 100% good × 1.47 allocation
- $18,000
Hardwood & tile floorsdefault
$12,200 new × 100% good × 1.47 allocation
- $3,900
Fireplacelisting
$2,600 new × 100% good × 1.47 allocation
- $17,600
Septic systemlisting
$12,000 new × 100% good × 1.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $86,800 | $31,600 | $1,400 | $119,800 |
| 2 | $0 | $0 | $11,200 | $11,200 |
| 3 | $0 | $0 | $11,200 | $11,200 |
| 4 | $0 | $0 | $11,200 | $11,200 |
| 5 | $0 | $0 | $11,200 | $11,200 |
| 6+ | $0 | $0 | $390,300 | $390,300 |
| Total | $86,800 | $31,600 | $436,500 | $554,900 |
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.