240 S Highway 5

Ellijay, GA 30540

$950

2 bd · 880 sqft · Listed today

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Low confidenceEst. land %

Year built

1987

Sqft

880

Lot sqft

—

HOA / mo

None

Furnished

List date

2026-11-03T03:36:22.000000Z

Revenue

Annual revenue

$16,079

ADR

$103

Occupancy

43%

Cleaning fees (12 mo)

$2,983

Confidence

Low (-7.65), 5 comps

Comp revenue range (p25 / median / p75)

$2,090$6,292$22,460

Median revenue of shown comps: $6,292

Ellijay Luxury Family Glamper! Indoor pool & deer
Tiny house · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $22,460ADR $579Occ ≈ 11%4.8★ (28)
Delisted
Care Bears Cottage
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.5 mi
- Pool
- A/C
- Free parking
- Pets OK
- +5
Revenue $1,452ADR $128Occ ≈ 3%4.8★ (12)
Airbnb
Modern Cabin, Forest Deck and Deer Everywhere
Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi
- Pool
- A/C
- Pets OK
- Wifi
- +4
Revenue $33,234ADR $257Occ ≈ 35%5★ (1)
Airbnb Vrbo
Relax camping in the mountains!
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $2,090ADR $172Occ ≈ 3%5★ (8)
Delisted
Cedar & Pine River Cabin
Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $6,292ADR $170Occ ≈ 10%5★ (7)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ellijay Luxury Family Glamper! Indoor pool & deer Tiny house	2 bd · 1 ba · sleeps 4	$22,460	$579	11%	4.8★ (28)	0.3 mi	Delisted
Care Bears Cottage Camper/RV Pool A/C Free parking Pets OK +5	2 bd · 1 ba · sleeps 5	$1,452	$128	3%	4.8★ (12)	0.5 mi	Airbnb
Modern Cabin, Forest Deck and Deer Everywhere Cabin Pool A/C Pets OK Wifi +4	2 bd · 1 ba · sleeps 6	$33,234	$257	35%	5★ (1)	0.6 mi	Airbnb Vrbo
Relax camping in the mountains! Camper/RV	2 bd · 1 ba · sleeps 5	$2,090	$172	3%	5★ (8)	0.6 mi	Delisted
Cedar & Pine River Cabin Cabin A/C Free parking Wifi Kitchen +2	2 bd · 1 ba · sleeps 4	$6,292	$170	10%	5★ (7)	0.7 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

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$16,079

NOI

$7,359

Cash flow /mo

$613

Cash needed

$16,988

Cash-on-cash (all cash)

43.3%

ROE (yr 1)

43.5%

Cap rate

774.6%

DSCR

—

Year-1 write-off

$16,232

Year-1 tax shield @ 32%

$5,194

Year-1 return on equity

Cash flow (annual)$7,359
Principal paydown (n/a, cash)$0
Appreciation at%$29

ROE43.5%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$3,216
Platform fees (3% of revenue)$482
Maintenance / capex (5% of revenue)$804
Utilities & supplies$4,200
HOA$0
Property tax$8
Insurance (STR-rated)$10

Cash needed to close

Purchase price (all cash)$950
Closing costs (4.0%)$38
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$5,194

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

$1,000

Short-life (5/15-yr)

$0 · 29%

Year-1 deduction

$16,000

Year-1 tax shield @ 32%

$5,000

Land 15% (market default, no usable tax-record split) · building $1,000 over 39 years · new furniture $16,000

Based on: 880 sq ft, built 1987, 2 bd, unfurnished, listing features (flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $16,000 in year 1 (19% short-life, $5,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$16,200

Kitchen cabinetsdefault
$7,700 new × 40% good × 0.01 allocation
$0
Kitchen countertopsdefault
$6,300 new × 40% good × 0.01 allocation
$0
Decorative trimdefault
$1,500 new × 40% good × 0.01 allocation
$0
Mirrorsdefault
$200 new × 40% good × 0.01 allocation
$0
Shelvingdefault
$900 new × 40% good × 0.01 allocation
$0
Window coverings (9)default
$2,300 new × 40% good × 0.01 allocation
$0
Carpet, vinyl & laminate (100% of floors)listing
$5,700 new × 40% good × 0.01 allocation
$0
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 0.01 allocation
$0
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 0.01 allocation
$0
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 0.01 allocation
$0
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$100

Paving: driveway & walks (paved)default
$6,100 new × 50% good × 0.01 allocation
$0
Landscaping (typical)default
$5,900 new × 50% good × 0.01 allocation
$0
Patiosdefault
$900 new × 50% good × 0.01 allocation
$0
Decks & porches (attached)default
$900 new × 50% good × 0.01 allocation
$0

Building, 39-year$600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$95,100 new × 40% good × 0.01 allocation
$400
Building plumbing & fixturesdefault
$9,800 new × 40% good × 0.01 allocation
$0
Building electrical & lightingdefault
$8,400 new × 40% good × 0.01 allocation
$0
HVACdefault
$9,900 new × 40% good × 0.01 allocation
$0
Septic systemlisting
$12,000 new × 50% good × 0.01 allocation
$100

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	$16,200	$100	$0	$16,200
2	$0	$0	$0	$0
3	$0	$0	$0	$0
4	$0	$0	$0	$0
5	$0	$0	$0	$0
6+	$0	$0	$500	$500
Total	$16,200	$100	$600	$16,800

The building's share of the price ($1,000) is well below our depreciated replacement cost of the home ($77,000). 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: California, Georgia and Wisconsin disallow 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.