163 Tuscany Dr

Ellijay, GA 30540

$339,900

3 bd · 2 ba · 1,193 sqft · Listed 5d ago

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Low confidence

Year built

2026

Sqft

1,193

Lot sqft

82,764

HOA / mo

None

Furnished

List date

2026-09-22T01:30:42.000000Z

Revenue

Annual revenue

$44,632

ADR

$223

Occupancy

55%

Cleaning fees (12 mo)

$6,531

Confidence

Med (58.14), 7 comps

Comp revenue range (p25 / median / p75)

$37,709$53,719$61,214

Golf, hot tub, pets, arcade, mountain, relaxation!
House · 3 bd · 3 ba · sleeps 6 · 374 ft
Revenue $37,131ADR $204Occ ≈ 50%4.6★ (17)
Airbnb
Heart of Ellijay | Dining| Shops | Hikes| Wineries
Cottage · 3 bd · 3 ba · sleeps 6 · 0.1 mi
Revenue $55,028ADR $243Occ ≈ 62%5★ (183)
Airbnb Vrbo
Mountainview Lake Retreat
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $14,337ADR $276Occ ≈ 14%4.8★ (2)
Booking
BumbleBeeCottage historicEllijay
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $74,028ADR $347Occ ≈ 58%—
Airbnb Vrbo
Cabin in Ellijay w/ Hot Tub & Fire Pit
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $38,287ADR $283Occ ≈ 37%4.8★ (7)
Airbnb Vrbo Booking
AJ's Lake House w/ kayaks and a custom fire pit
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $53,719ADR $308Occ ≈ 48%4.8★ (15)
Airbnb
Riverfront Modern Cabin/hot tub, 1 min to Ellijay
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.6 mi
Revenue $67,399ADR $482Occ ≈ 38%5★ (86)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Golf, hot tub, pets, arcade, mountain, relaxation! House	3 bd · 3 ba · sleeps 6	$37,131	$204	50%	4.6★ (17)	374 ft	Airbnb
Heart of Ellijay \| Dining\| Shops \| Hikes\| Wineries Cottage	3 bd · 3 ba · sleeps 6	$55,028	$243	62%	5★ (183)	0.1 mi	Airbnb Vrbo
Mountainview Lake Retreat Vacation home	3 bd · 2 ba · sleeps 6	$14,337	$276	14%	4.8★ (2)	0.1 mi	Booking
BumbleBeeCottage historicEllijay House	3 bd · 2 ba · sleeps 6	$74,028	$347	58%	—	0.3 mi	Airbnb Vrbo
Cabin in Ellijay w/ Hot Tub & Fire Pit Cabin	3 bd · 2 ba · sleeps 6	$38,287	$283	37%	4.8★ (7)	0.4 mi	Airbnb Vrbo Booking
AJ's Lake House w/ kayaks and a custom fire pit Cabin	3 bd · 2 ba · sleeps 6	$53,719	$308	48%	4.8★ (15)	0.5 mi	Airbnb
Riverfront Modern Cabin/hot tub, 1 min to Ellijay Cabin	3 bd · 2.5 ba · sleeps 7	$67,399	$482	38%	5★ (86)	0.6 mi	Airbnb 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

$44,632

NOI

$24,002

Cash flow /mo

$2,000

Cash needed

$378,996

Cash-on-cash (all cash)

6.3%

ROE (yr 1)

9.0%

Cap rate

7.1%

DSCR

—

Year-1 write-off

$34,250

Year-1 tax shield @ 32%

$10,960

Year-1 return on equity

Cash flow (annual)$24,002
Principal paydown (n/a, cash)$0
Appreciation at%$10,197

ROE9.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$8,926
Platform fees (3% of revenue)$1,339
Maintenance / capex (5% of revenue)$2,232
Utilities & supplies$4,200
HOA$0
Property tax$262
Insurance (STR-rated)$3,671

Cash needed to close

Purchase price (all cash)$339,900
Closing costs (4.0%)$13,596
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$10,960

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

$32,000

Short-life (5/15-yr)

$9,000 · 27%

Year-1 deduction

$34,000

Year-1 tax shield @ 32%

$11,000

Land 91% (county tax record, market value split) · building $23,000 over 39 years · new furniture $26,000

Based on: 1,193 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (fence, game room, stone counters, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $31,000 in year 1 (18% short-life, $10,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$31,300

Kitchen cabinetsdefault
$8,400 new × 100% good × 0.13 allocation
$1,100
Kitchen countertops (stone)listing
$8,600 new × 100% good × 0.13 allocation
$1,100
Decorative trimdefault
$2,100 new × 100% good × 0.13 allocation
$300
Mirrorsdefault
$300 new × 100% good × 0.13 allocation
$0
Shelvingdefault
$1,200 new × 100% good × 0.13 allocation
$200
Window coverings (12)default
$3,000 new × 100% good × 0.13 allocation
$400
Carpet, vinyl & laminate (100% of floors)listing
$7,700 new × 100% good × 0.13 allocation
$1,000
Kitchen & laundry equipment plumbingdefault
$6,500 new × 100% good × 0.13 allocation
$800
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 100% good × 0.13 allocation
$500
Appliances (range, dishwasher)listing
$2,800 new × 100% good × 0.13 allocation
$400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$2,900

Paving: driveway & walks (paved)default
$7,200 new × 100% good × 0.13 allocation
$900
Landscaping (typical)default
$6,900 new × 100% good × 0.13 allocation
$900
Patiosdefault
$1,200 new × 100% good × 0.13 allocation
$200
Decks & porches (attached)default
$1,200 new × 100% good × 0.13 allocation
$200
Fencinglisting
$6,000 new × 100% good × 0.13 allocation
$800

Building, 39-year$23,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$128,900 new × 100% good × 0.13 allocation
$16,700
Building plumbing & fixturesdefault
$13,400 new × 100% good × 0.13 allocation
$1,700
Building electrical & lightingdefault
$12,400 new × 100% good × 0.13 allocation
$1,600
HVACdefault
$13,400 new × 100% good × 0.13 allocation
$1,700
Septic systemlisting
$12,000 new × 100% good × 0.13 allocation
$1,600

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	$31,300	$2,900	$100	$34,300
2	$0	$0	$600	$600
3	$0	$0	$600	$600
4	$0	$0	$600	$600
5	$0	$0	$600	$600
6+	$0	$0	$20,800	$20,800
Total	$31,300	$2,900	$23,300	$57,500

The building's share of the price ($32,000) is well below our depreciated replacement cost of the home ($247,000). The land share may be overstated, or the home may need work.

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.