1030 Old Flat Branch Rd

Ellijay, GA 30540

$575,000

3 bd · 2 ba · Listed 29d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2025

Sqft

—

Lot sqft

74,052

HOA / mo

None

Furnished

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)

$19,948$33,378$43,430

Pet-Friendly Creekside Cabin w/ Hot Tub & Games
Chalet · 3 bd · 3 ba · sleeps 7 · 0.6 mi
Revenue $88,740ADR $519Occ ≈ 47%4.9★ (58)
Airbnb Vrbo Booking
Creekside, Hottub, Pet Friendlly & Firepit.
Cabin · 3 bd · 3 ba · sleeps 7 · 0.6 mi
Revenue $29,688ADR $229Occ ≈ 36%4.5★ (16)
Airbnb Booking
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)
Airbnb
Riverfront Arcade Game Room Pet Friendly Hot Tub
Cabin · 3 bd · 2 ba · sleeps 10 · 1.1 mi
Revenue $52,344ADR $290Occ ≈ 49%5★ (143)
Airbnb Vrbo
Thistle Patch @ Blue Cactus Cottages
Cabin · 3 bd · 2 ba · sleeps 6 · 1.2 mi
Revenue $33,378ADR $115Occ ≈ 80%4.8★ (14)
Airbnb Vrbo
Hemingway-Blue Cactus Cottages
Cottage · 3 bd · 3 ba · sleeps 6 · 1.3 mi
Revenue $36,912ADR $164Occ ≈ 62%5★ (10)
Airbnb Vrbo Booking
Rustic Ridge | Hot Tub | Adult Retreat | Kids Loft
Cabin · 3 bd · 2 ba · sleeps 8 · 1.4 mi
Revenue $39,147ADR $177Occ ≈ 61%5★ (37)
Airbnb Vrbo
Ellijay Sheep farmhouse
Farm stay · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $20,552ADR $271Occ ≈ 21%5★ (33)
Airbnb Vrbo
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%—
Vrbo
Luxe Sunset Views -Relax Near Roo Winery- Hottub
Vacation home · 3 bd · 3 ba · sleeps 6 · 1.8 mi
Revenue $16,110ADR $226Occ ≈ 20%—
Booking

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	Airbnb Vrbo Booking
Creekside, Hottub, Pet Friendlly & Firepit. Cabin	3 bd · 3 ba · sleeps 7	$29,688	$229	36%	4.5★ (16)	0.6 mi	Airbnb Booking
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	Airbnb Vrbo
Thistle Patch @ Blue Cactus Cottages Cabin	3 bd · 2 ba · sleeps 6	$33,378	$115	80%	4.8★ (14)	1.2 mi	Airbnb Vrbo
Hemingway-Blue Cactus Cottages Cottage	3 bd · 3 ba · sleeps 6	$36,912	$164	62%	5★ (10)	1.3 mi	Airbnb Vrbo Booking
Rustic Ridge \| Hot Tub \| Adult Retreat \| Kids Loft Cabin	3 bd · 2 ba · sleeps 8	$39,147	$177	61%	5★ (37)	1.4 mi	Airbnb Vrbo
Ellijay Sheep farmhouse Farm stay	3 bd · 2 ba · sleeps 6	$20,552	$271	21%	5★ (33)	1.6 mi	Airbnb Vrbo
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

Luxe Sunset Views -Relax Near Roo Winery- Hottub!
Cabin · 3 bd · 2.5 ba · sleeps 6 · 1.8 mi
Revenue $19,536ADR $231Occ ≈ 23%4.8★ (43)
Airbnb Vrbo
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)
Vrbo
LuxeLodge 3bd Minutes from Downtown
Cabin · 3 bd · 2.5 ba · sleeps 7 · 1.9 mi
Revenue $37,092ADR $247Occ ≈ 41%5★ (81)
Airbnb Vrbo
Roo's Nest, Ellijay, GA
Cabin · 3 bd · 3 ba · sleeps 6 · 1.9 mi
Revenue $26,718ADR $289Occ ≈ 25%5★ (13)
Airbnb Vrbo
Hot Tub • Pet Friendly • Fire Pit • Sleeps 7
House · 3 bd · 2.5 ba · sleeps 7 · 1.9 mi
Revenue $43,430ADR $237Occ ≈ 50%5★ (22)
Airbnb Vrbo Booking
River Run | Ellijay, Georgia
Cabin · 3 bd · 3 ba · sleeps 6 · 2.0 mi
Revenue $70,355ADR $353Occ ≈ 55%4.8★ (66)
Airbnb Vrbo
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)
Vrbo
Mountain River Retreat Star5Vacations NEW!
House · 3 bd · 2.5 ba · sleeps 8 · 2.1 mi
Revenue $46,155ADR $281Occ ≈ 45%4.8★ (69)
Airbnb Vrbo
The Huff House on Boardtown
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $4,933ADR $253Occ ≈ 5%5★ (17)
Airbnb
Riverfront Cabin! Hot Tub Fire Pit Arcade!
Cabin · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $41,326ADR $196Occ ≈ 58%4.8★ (128)
Airbnb Vrbo
Wonderland Ellijay Stay
Cabin · 3 bd · 2 ba · sleeps 6 · 2.2 mi
Revenue $13,844ADR $203Occ ≈ 19%4.6★ (76)
Airbnb Vrbo Booking
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)
Vrbo
Yogi's Hideaway - Outdoor Living Area,Pickle Ball
Cabin · 3 bd · 2 ba · sleeps 7 · 2.2 mi
Revenue $25,881ADR $284Occ ≈ 25%4.8★ (96)
Airbnb Vrbo
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)
Airbnb
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)
Vrbo

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	Airbnb Vrbo
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	Airbnb Vrbo
Roo's Nest, Ellijay, GA Cabin	3 bd · 3 ba · sleeps 6	$26,718	$289	25%	5★ (13)	1.9 mi	Airbnb Vrbo
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	Airbnb Vrbo Booking
River Run \| Ellijay, Georgia Cabin	3 bd · 3 ba · sleeps 6	$70,355	$353	55%	4.8★ (66)	2.0 mi	Airbnb Vrbo
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	Airbnb Vrbo
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	Airbnb Vrbo
Wonderland Ellijay Stay Cabin	3 bd · 2 ba · sleeps 6	$13,844	$203	19%	4.6★ (76)	2.2 mi	Airbnb Vrbo Booking
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	Airbnb Vrbo
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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$38,082

NOI

$15,292

Cash flow /mo

$1,274

Cash needed

$617,500

Cash-on-cash (all cash)

2.5%

ROE (yr 1)

5.3%

Cap rate

2.7%

DSCR

—

Year-1 write-off

$125,651

Year-1 tax shield @ 32%

$40,208

Year-1 return on equity

Cash flow (annual)$15,292
Principal paydown (n/a, cash)$0
Appreciation at%$17,250

ROE5.3%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.8%

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

Purchase price (all cash)$575,000
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.

5-year property$77,300

Kitchen cabinetsdefault
$10,000 new × 96% good × 1.32 allocation
$12,700
Kitchen countertopsdefault
$8,200 new × 96% good × 1.32 allocation
$10,400
Decorative trimdefault
$3,300 new × 96% good × 1.32 allocation
$4,200
Mirrorsdefault
$300 new × 92% good × 1.32 allocation
$400
Shelvingdefault
$1,200 new × 96% good × 1.32 allocation
$1,500
Window coverings (19)default
$4,800 new × 90% good × 1.32 allocation
$5,700
Kitchen & laundry equipment plumbingdefault
$7,800 new × 98% good × 1.32 allocation
$10,100
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 98% good × 1.32 allocation
$6,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 92% good × 1.32 allocation
$6,900
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$46,300

Paving: driveway & walks (paved)default
$9,000 new × 96% good × 1.32 allocation
$11,500
Landscaping (minimal)listing
$4,300 new × 96% good × 1.32 allocation
$5,500
Patiosdefault
$1,900 new × 96% good × 1.32 allocation
$2,400
Decks & porches (attached)listing
$21,400 new × 95% good × 1.32 allocation
$26,900

Building, 39-year$384,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,100 new × 98% good × 1.32 allocation
$268,200
Building plumbing & fixturesdefault
$21,400 new × 98% good × 1.32 allocation
$27,700
Building electrical & lightingdefault
$21,400 new × 98% good × 1.32 allocation
$27,700
HVACdefault
$21,400 new × 95% good × 1.32 allocation
$26,900
Hardwood & tile floorsdefault
$12,200 new × 96% good × 1.32 allocation
$15,500
Fireplacelisting
$2,600 new × 96% good × 1.32 allocation
$3,300
Septic systemlisting
$12,000 new × 96% good × 1.32 allocation
$15,200

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.