165 Logan Ln
Ellijay, GA 30540
$374,900
2 bd · 2 ba · 1,234 sqft · Listed 17d ago
View on Realtor.com →Year built
2019
Sqft
1,234
Lot sqft
26,136
HOA / mo
None
Furnished
No
List date
2026-09-10T18:21:49.000000Z
Revenue
Annual revenue
$22,454
ADR
$163
Occupancy
38%
Cleaning fees (12 mo)
$6,764
Confidence
Low (22.69), 7 comps
Comp revenue range (p25 / median / p75)
Cozy Ellijay A-Frame Feel • 2BR/2BA • Fireplace, Games, Porch & Fire Pit
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $4,538ADR $216Occ ≈ 6%—
Dream Ridge | Ellijay, GA
Cabin · 2 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $7,280ADR $328Occ ≈ 6%4.7★ (9)
Room 2 min from downtown Ellijay
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $1,197ADR $92Occ ≈ 4%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown Bungalow | Walking Distance to Downtown House | 2 bd · 2 ba · sleeps 4 | $33,298 | $204 | 45% | 4.8★ (96) | 0.2 mi | AirbnbVrbo |
In Town. Hot Tub, Loft, Minutes to wineries Cabin | 2 bd · 2 ba · sleeps 4 | $39,814 | $202 | 54% | 4.9★ (116) | 0.2 mi | AirbnbVrbo |
Cozy Cabin•Hot Tub•Walk to Downtown Cabin | 2 bd · 2 ba · sleeps 4 | $25,007 | $221 | 31% | 5★ (29) | 0.3 mi | AirbnbVrboBooking |
Cozy Ellijay A-Frame Feel • 2BR/2BA • Fireplace, Games, Porch & Fire Pit House | 2 bd · 2 ba · sleeps 4 | $4,538 | $216 | 6% | — | 0.3 mi | Vrbo |
Apple Cottage | Luxury Downtown Ellijay House | 2 bd · 1 ba · sleeps 5 | $34,098 | $219 | 43% | 4.8★ (64) | 0.4 mi | AirbnbVrbo |
Dream Ridge | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $7,280 | $328 | 6% | 4.7★ (9) | 0.4 mi | Airbnb |
Room 2 min from downtown Ellijay Tiny house | 2 bd · 1 ba · sleeps 4 | $1,197 | $92 | 4% | — | 0.4 mi | Airbnb |
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
$22,454
NOI
$5,799
Cash flow /mo
-$1,537
Cash needed
$124,721
Cash-on-cash
-14.8%
ROE (yr 1)
-3.8%
Cap rate
1.5%
DSCR
0.24
Year-1 write-off
$95,469
Year-1 tax shield @ 32%
$30,550
Year-1 return on equity
- Cash flow (annual)-$18,443
- Principal paydown$2,453
- Appreciation at%$11,247
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$4,491
- Platform fees (3% of revenue)$674
- Maintenance / capex (5% of revenue)$1,123
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,119
- Insurance (STR-rated)$4,049
Cash needed to close
- Down payment (25%)$93,725
- Closing costs (4.0%)$14,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,550
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
$347,000
Short-life (5/15-yr)
$79,000 · 23%
Year-1 deduction
$95,000
Year-1 tax shield @ 32%
$31,000
Land 8% (county tax record, market value split) · building $268,000 over 39 years · new furniture $16,000
Based on: 1,234 sq ft, built 2019, 2 bd / 2 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list).
IRS-guide safe-harbor floor: $70,000 in year 1 (15% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,800
Kitchen cabinetsdefault
$8,500 new × 72% good × 1.76 allocation
- $8,800
Kitchen countertopsdefault
$7,000 new × 72% good × 1.76 allocation
- $2,700
Decorative trimdefault
$2,200 new × 72% good × 1.76 allocation
- $200
Mirrorsdefault
$300 new × 42% good × 1.76 allocation
- $1,100
Shelvingdefault
$900 new × 72% good × 1.76 allocation
- $2,100
Window coverings (12)default
$3,000 new × 40% good × 1.76 allocation
- $5,800
Carpet, vinyl & laminate (100% of floors)listing
$7,900 new × 42% good × 1.76 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$6,600 new × 86% good × 1.76 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 86% good × 1.76 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 42% good × 1.76 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,300
Paving: driveway & walks (paved)default
$7,300 new × 72% good × 1.76 allocation
- $8,900
Landscaping (typical)default
$7,000 new × 72% good × 1.76 allocation
- $7,100
Patioslisting
$5,600 new × 72% good × 1.76 allocation
- $1,400
Decks & porches (attached)default
$1,200 new × 65% good × 1.76 allocation
- $208,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$133,600 new × 88% good × 1.76 allocation
- $21,000
Building plumbing & fixturesdefault
$13,800 new × 86% good × 1.76 allocation
- $19,600
Building electrical & lightingdefault
$12,900 new × 86% good × 1.76 allocation
- $15,900
HVACdefault
$13,900 new × 65% good × 1.76 allocation
- $3,300
Fireplacelisting
$2,600 new × 72% good × 1.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,000 | $26,600 | $900 | $95,500 |
| 2 | $0 | $0 | $6,900 | $6,900 |
| 3 | $0 | $0 | $6,900 | $6,900 |
| 4 | $0 | $0 | $6,900 | $6,900 |
| 5 | $0 | $0 | $6,900 | $6,900 |
| 6+ | $0 | $0 | $239,800 | $239,800 |
| Total | $68,000 | $26,600 | $268,100 | $362,700 |
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.