1068 High River Rd Unit 90
Ellijay, GA 30540
$725,000
3 bd · 3.5 ba · 3,105 sqft · Listed 16d ago
View on Realtor.com →Year built
2023
Sqft
3,105
Lot sqft
152,460
HOA / mo
$58
Furnished
No
List date
2026-09-11T20:33:20.000000Z
Revenue
Annual revenue
$24,066
ADR
$180
Occupancy
37%
Cleaning fees (12 mo)
$4,726
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Rio Alto Cabin
Cabin · 3 bd · 2.5 ba · sleeps 9 · 0.3 mi
Revenue $23,456ADR $256Occ ≈ 25%5★ (27)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Mountain Cabin | Hot Tub and Fire Pit House | 3 bd · 3.5 ba · sleeps 9 | $16,014 | $210 | 21% | — | 0 ft | VrboBooking |
Family Cabin Near Blue Ridge | Hot Tub & Game Room House | 3 bd · 3.5 ba · sleeps 9 | $40,836 | $266 | 42% | 5★ (81) | 7 ft | AirbnbVrboBooking |
Rio Alto Cabin Cabin | 3 bd · 2.5 ba · sleeps 9 | $23,456 | $256 | 25% | 5★ (27) | 0.3 mi | Airbnb |
Luxury Cabin Retreat | Hot Tub | BBQ | Lake Access Cabin | 3 bd · 2.5 ba · sleeps 10 | $33,772 | $327 | 28% | 5★ (60) | 0.7 mi | AirbnbVrboBooking |
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
$24,066
NOI
$709
Cash flow /mo
-$3,848
Cash needed
$229,750
Cash-on-cash
-20.1%
ROE (yr 1)
-8.6%
Cap rate
0.1%
DSCR
0.02
Year-1 write-off
$148,764
Year-1 tax shield @ 32%
$47,604
Year-1 return on equity
- Cash flow (annual)-$46,173
- Principal paydown$4,744
- Appreciation at%$21,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$4,813
- Platform fees (3% of revenue)$722
- Maintenance / capex (5% of revenue)$1,203
- Utilities & supplies$4,200
- HOA$696
- Property tax$3,893
- Insurance (STR-rated)$7,830
Cash needed to close
- Down payment (25%)$181,250
- Closing costs (4.0%)$29,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,604
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
$630,000
Short-life (5/15-yr)
$128,000 · 20%
Year-1 deduction
$149,000
Year-1 tax shield @ 32%
$48,000
Land 13% (county tax record, market value split) · building $502,000 over 39 years · new furniture $20,000
Based on: 3,105 sq ft, built 2023, 3 bd / 3.5 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $87,000 in year 1 (10% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,400
Kitchen cabinetsdefault
$12,600 new × 88% good × 1.11 allocation
- $10,100
Kitchen countertopsdefault
$10,300 new × 88% good × 1.11 allocation
- $5,300
Decorative trimdefault
$5,400 new × 88% good × 1.11 allocation
- $400
Mirrorsdefault
$500 new × 75% good × 1.11 allocation
- $1,200
Shelvingdefault
$1,200 new × 88% good × 1.11 allocation
- $6,000
Window coverings (31)default
$7,800 new × 70% good × 1.11 allocation
- $10,300
Kitchen & laundry equipment plumbingdefault
$9,800 new × 94% good × 1.11 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 94% good × 1.11 allocation
- $6,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 75% good × 1.11 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$11,600 new × 88% good × 1.11 allocation
- $10,900
Landscaping (typical)default
$11,100 new × 88% good × 1.11 allocation
- $13,700
Patioslisting
$14,000 new × 88% good × 1.11 allocation
- $33,100
Decks & porches (attached)listing
$34,900 new × 85% good × 1.11 allocation
- $357,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$337,600 new × 95% good × 1.11 allocation
- $36,700
Building plumbing & fixturesdefault
$35,000 new × 94% good × 1.11 allocation
- $38,400
Building electrical & lightingdefault
$36,600 new × 94% good × 1.11 allocation
- $33,100
HVACdefault
$35,000 new × 85% good × 1.11 allocation
- $19,600
Hardwood & tile floorsdefault
$20,000 new × 88% good × 1.11 allocation
- $5,200
Fireplaces (2)listing
$5,300 new × 88% good × 1.11 allocation
- $11,800
Septic systemlisting
$12,000 new × 88% good × 1.11 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,100 | $69,000 | $1,600 | $148,800 |
| 2 | $0 | $0 | $12,900 | $12,900 |
| 3 | $0 | $0 | $12,900 | $12,900 |
| 4 | $0 | $0 | $12,900 | $12,900 |
| 5 | $0 | $0 | $12,900 | $12,900 |
| 6+ | $0 | $0 | $448,900 | $448,900 |
| Total | $78,100 | $69,000 | $502,000 | $649,200 |
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.