1030 Old Flat Branch Rd
Ellijay, GA 30540
$575,000
3 bd · 2 ba · Listed 29d ago
View on Realtor.com →Year built
2025
Sqft
—
Lot sqft
74,052
HOA / mo
None
Furnished
No
List date
2026-08-29T15:48:17.000000Z
Revenue
Annual revenue
$38,082
ADR
$223
Occupancy
47%
Cleaning fees (12 mo)
$6,748
Confidence
Low (38.66), 25 comps
Comp revenue range (p25 / median / p75)
Creekside Cabin w/ Fire Pit, Game Room & Hottub
Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $14,757ADR $276Occ ≈ 15%4.9★ (80)
Cozy 3/3 main part of large cabin; Ellijay/Blueridge
Cabin · 3 bd · 3 ba · sleeps 8 · 1.7 mi
Revenue $26,817ADR $260Occ ≈ 28%—
Luxe Sunset Views -Relax Near Roo Winery- Hottub
Vacation home · 3 bd · 3 ba · sleeps 6 · 1.8 mi
Revenue $16,110ADR $226Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet-Friendly Creekside Cabin w/ Hot Tub & Games Chalet | 3 bd · 3 ba · sleeps 7 | $88,740 | $519 | 47% | 4.9★ (58) | 0.6 mi | AirbnbVrboBooking |
Creekside, Hottub, Pet Friendlly & Firepit. Cabin | 3 bd · 3 ba · sleeps 7 | $29,688 | $229 | 36% | 4.5★ (16) | 0.6 mi | AirbnbBooking |
Creekside Cabin w/ Fire Pit, Game Room & Hottub Cabin | 3 bd · 3 ba · sleeps 7 | $14,757 | $276 | 15% | 4.9★ (80) | 0.7 mi | Airbnb |
Riverfront Arcade Game Room Pet Friendly Hot Tub Cabin | 3 bd · 2 ba · sleeps 10 | $52,344 | $290 | 49% | 5★ (143) | 1.1 mi | AirbnbVrbo |
Thistle Patch @ Blue Cactus Cottages Cabin | 3 bd · 2 ba · sleeps 6 | $33,378 | $115 | 80% | 4.8★ (14) | 1.2 mi | AirbnbVrbo |
Hemingway-Blue Cactus Cottages Cottage | 3 bd · 3 ba · sleeps 6 | $36,912 | $164 | 62% | 5★ (10) | 1.3 mi | AirbnbVrboBooking |
Rustic Ridge | Hot Tub | Adult Retreat | Kids Loft Cabin | 3 bd · 2 ba · sleeps 8 | $39,147 | $177 | 61% | 5★ (37) | 1.4 mi | AirbnbVrbo |
Ellijay Sheep farmhouse Farm stay | 3 bd · 2 ba · sleeps 6 | $20,552 | $271 | 21% | 5★ (33) | 1.6 mi | AirbnbVrbo |
Cozy 3/3 main part of large cabin; Ellijay/Blueridge Cabin | 3 bd · 3 ba · sleeps 8 | $26,817 | $260 | 28% | — | 1.7 mi | Vrbo |
Luxe Sunset Views -Relax Near Roo Winery- Hottub Vacation home | 3 bd · 3 ba · sleeps 6 | $16,110 | $226 | 20% | — | 1.8 mi | Booking |
Show all 25 comps
Water's Edge | No Pet Fees | Sleeps 6 | Riverfront | Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $86,778ADR $325Occ ≈ 73%4.8★ (173)
River Ritz | No Pet Fees | Sleeps 6 | Riverfront Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 2.0 mi
Revenue $53,219ADR $276Occ ≈ 53%4.7★ (157)
The Huff House on Boardtown
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $4,933ADR $253Occ ≈ 5%5★ (17)
Dog- friendly cabin w/ hot tub, firepit, fireplace & mountain view
Cabin · 3 bd · 2 ba · sleeps 6 · 2.2 mi
Revenue $19,948ADR $192Occ ≈ 28%4.5★ (42)
Yogi's Hideaway | Cabin Near Bear Creek & Pinhot
Cabin · 3 bd · 2 ba · sleeps 7 · 2.3 mi
Revenue $8,147ADR $436Occ ≈ 5%4★ (1)
Charming 3-bedroom mountain-view home minutes from wineries & downtown Ellijay
House · 3 bd · 2.5 ba · sleeps 6 · 2.3 mi
Revenue $34,999ADR $353Occ ≈ 27%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxe Sunset Views -Relax Near Roo Winery- Hottub! Cabin | 3 bd · 2.5 ba · sleeps 6 | $19,536 | $231 | 23% | 4.8★ (43) | 1.8 mi | AirbnbVrbo |
Water's Edge | No Pet Fees | Sleeps 6 | Riverfront | Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $86,778 | $325 | 73% | 4.8★ (173) | 1.8 mi | Vrbo |
LuxeLodge 3bd Minutes from Downtown Cabin | 3 bd · 2.5 ba · sleeps 7 | $37,092 | $247 | 41% | 5★ (81) | 1.9 mi | AirbnbVrbo |
Roo's Nest, Ellijay, GA Cabin | 3 bd · 3 ba · sleeps 6 | $26,718 | $289 | 25% | 5★ (13) | 1.9 mi | AirbnbVrbo |
Hot Tub • Pet Friendly • Fire Pit • Sleeps 7 House | 3 bd · 2.5 ba · sleeps 7 | $43,430 | $237 | 50% | 5★ (22) | 1.9 mi | AirbnbVrboBooking |
River Run | Ellijay, Georgia Cabin | 3 bd · 3 ba · sleeps 6 | $70,355 | $353 | 55% | 4.8★ (66) | 2.0 mi | AirbnbVrbo |
River Ritz | No Pet Fees | Sleeps 6 | Riverfront Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $53,219 | $276 | 53% | 4.7★ (157) | 2.0 mi | Vrbo |
Mountain River Retreat Star5Vacations NEW! House | 3 bd · 2.5 ba · sleeps 8 | $46,155 | $281 | 45% | 4.8★ (69) | 2.1 mi | AirbnbVrbo |
The Huff House on Boardtown House | 3 bd · 2 ba · sleeps 6 | $4,933 | $253 | 5% | 5★ (17) | 2.1 mi | Airbnb |
Riverfront Cabin! Hot Tub Fire Pit Arcade! Cabin | 3 bd · 2 ba · sleeps 6 | $41,326 | $196 | 58% | 4.8★ (128) | 2.1 mi | AirbnbVrbo |
Wonderland Ellijay Stay Cabin | 3 bd · 2 ba · sleeps 6 | $13,844 | $203 | 19% | 4.6★ (76) | 2.2 mi | AirbnbVrboBooking |
Dog- friendly cabin w/ hot tub, firepit, fireplace & mountain view Cabin | 3 bd · 2 ba · sleeps 6 | $19,948 | $192 | 28% | 4.5★ (42) | 2.2 mi | Vrbo |
Yogi's Hideaway - Outdoor Living Area,Pickle Ball Cabin | 3 bd · 2 ba · sleeps 7 | $25,881 | $284 | 25% | 4.8★ (96) | 2.2 mi | AirbnbVrbo |
Yogi's Hideaway | Cabin Near Bear Creek & Pinhot Cabin | 3 bd · 2 ba · sleeps 7 | $8,147 | $436 | 5% | 4★ (1) | 2.3 mi | Airbnb |
Charming 3-bedroom mountain-view home minutes from wineries & downtown Ellijay House | 3 bd · 2.5 ba · sleeps 6 | $34,999 | $353 | 27% | 5★ (1) | 2.3 mi | Vrbo |
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
$38,082
NOI
$15,292
Cash flow /mo
-$1,824
Cash needed
$186,250
Cash-on-cash
-11.8%
ROE (yr 1)
-0.5%
Cap rate
2.7%
DSCR
0.41
Year-1 write-off
$125,651
Year-1 tax shield @ 32%
$40,208
Year-1 return on equity
- Cash flow (annual)-$21,890
- Principal paydown$3,763
- Appreciation at%$17,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,616
- Platform fees (3% of revenue)$1,142
- Maintenance / capex (5% of revenue)$1,904
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,717
- Insurance (STR-rated)$6,210
Cash needed to close
- Down payment (25%)$143,750
- Closing costs (4.0%)$23,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,208
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
$489,000
Short-life (5/15-yr)
$104,000 · 21%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 15% (market default, no usable tax-record split) · building $385,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2025, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $70,000 in year 1 (10% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,700
Kitchen cabinetsdefault
$10,000 new × 96% good × 1.32 allocation
- $10,400
Kitchen countertopsdefault
$8,200 new × 96% good × 1.32 allocation
- $4,200
Decorative trimdefault
$3,300 new × 96% good × 1.32 allocation
- $400
Mirrorsdefault
$300 new × 92% good × 1.32 allocation
- $1,500
Shelvingdefault
$1,200 new × 96% good × 1.32 allocation
- $5,700
Window coverings (19)default
$4,800 new × 90% good × 1.32 allocation
- $10,100
Kitchen & laundry equipment plumbingdefault
$7,800 new × 98% good × 1.32 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 98% good × 1.32 allocation
- $6,900
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 92% good × 1.32 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,500
Paving: driveway & walks (paved)default
$9,000 new × 96% good × 1.32 allocation
- $5,500
Landscaping (minimal)listing
$4,300 new × 96% good × 1.32 allocation
- $2,400
Patiosdefault
$1,900 new × 96% good × 1.32 allocation
- $26,900
Decks & porches (attached)listing
$21,400 new × 95% good × 1.32 allocation
- $268,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 98% good × 1.32 allocation
- $27,700
Building plumbing & fixturesdefault
$21,400 new × 98% good × 1.32 allocation
- $27,700
Building electrical & lightingdefault
$21,400 new × 98% good × 1.32 allocation
- $26,900
HVACdefault
$21,400 new × 95% good × 1.32 allocation
- $15,500
Hardwood & tile floorsdefault
$12,200 new × 96% good × 1.32 allocation
- $3,300
Fireplacelisting
$2,600 new × 96% good × 1.32 allocation
- $15,200
Septic systemlisting
$12,000 new × 96% good × 1.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,300 | $46,300 | $2,100 | $125,700 |
| 2 | $0 | $0 | $9,900 | $9,900 |
| 3 | $0 | $0 | $9,900 | $9,900 |
| 4 | $0 | $0 | $9,900 | $9,900 |
| 5 | $0 | $0 | $9,900 | $9,900 |
| 6+ | $0 | $0 | $343,100 | $343,100 |
| Total | $77,300 | $46,300 | $384,700 | $508,200 |
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.