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89 Parks Mountain Rd

89 Parks Mountain Rd

Ellijay, GA 30540

$650,000

4 bd · 3 ba · 3,816 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2002

Sqft

3,816

Lot sqft

169,884

HOA / mo

None

Furnished

No

List date

2026-10-27T18:01:33.000000Z

Revenue

Annual revenue

$46,315

ADR

$307

Occupancy

41%

Cleaning fees (12 mo)

$10,505

Confidence

Low (46.71), 5 comps

Comp revenue range (p25 / median / p75)

$39,795$49,387$61,589

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $49,387

  • Cozy Creek Cabin | Ellijay, GA

    Cabin · 4 bd · 2 ba · sleeps 8 · 0.9 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $61,589ADR $478Occ ≈ 35%5★ (17)

    AirbnbVrbo

  • NEW! Stylish Mountain Cabin - Hot Tub, Fire Pit, Putting Green, 2 Living Rooms!

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.9 mi

    Revenue $6,640ADR $219Occ ≈ 8%—

    Delisted

  • Mountain Oasis with Hot Tub & Putting Green

    Cabin · 4 bd · 3 ba · sleeps 10 · 1.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $67,453ADR $383Occ ≈ 48%5★ (40)

    AirbnbVrbo

  • Custom-Built Luxury Cabin w/ Tesla Charger!

    Cabin · 4 bd · 3 ba · sleeps 10 · 2.2 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $49,387ADR $288Occ ≈ 47%4.7★ (74)

    AirbnbVrboBooking

  • sleeps 8+ Fire Pit -15 min Ellijay

    Cabin · 4 bd · 2 ba · sleeps 8 · 2.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $39,795ADR $203Occ ≈ 54%4.9★ (30)

    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

Financing
Management

Est. revenue

$46,315

NOI

$18,903

Cash flow /mo

$1,575

Cash needed

$705,000

Cash-on-cash (all cash)

2.7%

ROE (yr 1)

5.4%

Cap rate

2.9%

DSCR

—

Year-1 write-off

$102,884

Year-1 tax shield @ 32%

$32,923

Year-1 return on equity

  • Cash flow (annual)$18,903
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$19,500
ROE5.4%

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)$9,263
  • Platform fees (3% of revenue)$1,389
  • Maintenance / capex (5% of revenue)$2,316
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,224
  • Insurance (STR-rated)$7,020

Cash needed to close

  • Purchase price (all cash)$650,000
  • Closing costs (4.0%)$26,000
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,923

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

$538,000

Short-life (5/15-yr)

$73,000 · 14%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 17% (county tax record, market value split) · building $465,000 over 39 years · new furniture $29,000

Based on: 3,816 sq ft, built 2002, 4 bd / 3 ba, unfurnished, listing features (fence, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $81,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,900

  • Kitchen cabinetsdefault

    $14,200 new × 40% good × 1.42 allocation

    $8,100

  • Kitchen countertopsdefault

    $11,600 new × 40% good × 1.42 allocation

    $6,600

  • Decorative trimdefault

    $6,700 new × 40% good × 1.42 allocation

    $3,800

  • Mirrorsdefault

    $500 new × 40% good × 1.42 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.42 allocation

    $900

  • Window coverings (38)default

    $9,500 new × 40% good × 1.42 allocation

    $5,400

  • Carpet, vinyl & laminate (25% of floors)listing

    $6,100 new × 40% good × 1.42 allocation

    $3,500

  • Kitchen & laundry equipment plumbingdefault

    $11,000 new × 52% good × 1.42 allocation

    $8,100

  • Kitchen, laundry & data equipment electricaldefault

    $6,700 new × 52% good × 1.42 allocation

    $4,900

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.42 allocation

    $4,400

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$27,500

  • Paving: driveway & walks (paved)default

    $12,800 new × 50% good × 1.42 allocation

    $9,100

  • Landscaping (typical)default

    $12,300 new × 50% good × 1.42 allocation

    $8,800

  • Patiosdefault

    $3,800 new × 50% good × 1.42 allocation

    $2,700

  • Decks & porches (attached)default

    $3,800 new × 50% good × 1.42 allocation

    $2,700

  • Fencinglisting

    $6,000 new × 50% good × 1.42 allocation

    $4,300
Building, 39-year$464,600

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $415,000 new × 60% good × 1.42 allocation

    $354,000

  • Building plumbing & fixturesdefault

    $43,100 new × 52% good × 1.42 allocation

    $31,800

  • Building electrical & lightingdefault

    $45,600 new × 52% good × 1.42 allocation

    $33,700

  • HVACdefault

    $43,000 new × 40% good × 1.42 allocation

    $24,500

  • Hardwood & tile floorsdefault

    $18,400 new × 40% good × 1.42 allocation

    $10,500

  • Fireplacelisting

    $2,600 new × 40% good × 1.42 allocation

    $1,500

  • Septic systemlisting

    $12,000 new × 50% good × 1.42 allocation

    $8,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,900$27,500$500$102,900
2$0$0$11,900$11,900
3$0$0$11,900$11,900
4$0$0$11,900$11,900
5$0$0$11,900$11,900
6+$0$0$416,400$416,400
Total$74,900$27,500$464,600$567,000

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.