285 Parnell Dr
Ellijay, GA 30540
$425,000
3 bd · 2 ba · 1,200 sqft · Listed 25d ago
View on Realtor.com →Year built
2026
Sqft
1,200
Lot sqft
44,431
HOA / mo
$90
Furnished
No
List date
2026-09-02T02:49:30.000000Z
Revenue
Annual revenue
$38,022
ADR
$252
Occupancy
41%
Cleaning fees (12 mo)
$7,716
Confidence
Low (45.9), 32 comps
Comp revenue range (p25 / median / p75)
Cabin Oasis In The Mountains
Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $6,428ADR $152Occ ≈ 12%4.8★ (147)
Wilderness-themed retreat with community amenities, private hot tub, & fireplace
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $30,706ADR $188Occ ≈ 45%1★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Serenity Now! located in Coosawattee River Resort Cabin | 3 bd · 2 ba · sleeps 7 | $12,033 | $280 | 12% | 4.9★ (9) | 0.1 mi | AirbnbVrbo |
Peaceful Mountain View Cabin Hot tub Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $52,230 | $311 | 46% | 5★ (151) | 0.1 mi | AirbnbVrbo |
Francis Oaks | Luxury Cabin in Coosawattee Cabin | 3 bd · 3 ba · sleeps 6 | $51,907 | $329 | 43% | 5★ (1) | 0.2 mi | AirbnbVrbo |
Legends Hideaway-Hot tub, game room, fireplace&Pit Cabin | 3 bd · 2.5 ba · sleeps 10 | $31,002 | $318 | 27% | 5★ (21) | 0.3 mi | AirbnbVrbo |
Roost On The Ridge-hot tub, ping pong, sunroom Cabin | 3 bd · 3 ba · sleeps 6 | $24,895 | $259 | 26% | 4.8★ (14) | 0.3 mi | AirbnbVrboBooking |
Pet-Friendly Ellijay Cabin in the Woods on 1 Acre! Cabin | 3 bd · 2 ba · sleeps 6 | $15,642 | $144 | 30% | 3.6★ (9) | 0.3 mi | AirbnbVrboBooking |
Cabin Oasis In The Mountains Cabin | 3 bd · 2 ba · sleeps 6 | $6,428 | $152 | 12% | 4.8★ (147) | 0.3 mi | Airbnb |
Wilderness-themed retreat with community amenities, private hot tub, & fireplace House | 3 bd · 2 ba · sleeps 6 | $30,706 | $188 | 45% | 1★ (1) | 0.4 mi | Vrbo |
Bear Hug Lodge Stays House | 3 bd · 2 ba · sleeps 6 | $8,910 | $259 | 9% | 4★ (13) | 0.4 mi | AirbnbVrboBooking |
Pet-Friendly escape in Ellijay! Private Hot Tub! Cabin | 3 bd · 3 ba · sleeps 6 | $39,510 | $333 | 33% | 4.5★ (15) | 0.4 mi | AirbnbVrboBooking |
Show all 32 comps
Starry Night - Ellijay- pet friendly-DOGS ONLY
Vacation home · 3 bd · 2 ba · sleeps 5 · 0.6 mi
Revenue $27,544ADR $193Occ ≈ 39%5★ (2)
Cozy Mountain Retreat at Coosawatte River Resort
Camper/RV · 3 bd · 1 ba · sleeps 7 · 0.6 mi
Revenue $11,794ADR $144Occ ≈ 22%5★ (15)
NEW@Coosawatee River Resort -Sauna/Hot Tub/Dog ok!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $21,430ADR $320Occ ≈ 18%5★ (4)
Deer Watch Retreat, Hot tub & Billiards, Ellijay
House · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $31,454ADR $257Occ ≈ 34%5★ (15)
Creekside Bliss
Cabin · 3 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $31,110ADR $274Occ ≈ 31%4.8★ (102)
Riverstone: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court.
House · 3 bd · 3 ba · sleeps 1 · 0.7 mi
Revenue $51,378ADR $471Occ ≈ 30%4.9★ (200)
Rocky River: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court.
House · 3 bd · 3 ba · sleeps 20 · 0.7 mi
Revenue $53,376ADR $488Occ ≈ 30%4.9★ (208)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Family Friendly, Fire Pits, Grill, Pool Access Cabin | 3 bd · 2 ba · sleeps 6 | $40,011 | $170 | 64% | 5★ (104) | 0.5 mi | AirbnbVrbo |
Whispering Pines- Private, full-fenced yard, HT Cabin | 3 bd · 3 ba · sleeps 6 | $38,141 | $256 | 41% | 4.7★ (3) | 0.5 mi | AirbnbVrbo |
Starry Night cabin Dog Friendly Cabin | 3 bd · 2 ba · sleeps 5 | $63,839 | $191 | 92% | 5★ (75) | 0.6 mi | AirbnbVrbo |
Above the Current Cabin | 3 bd · 2 ba · sleeps 8 | $14,911 | $294 | 14% | 5★ (6) | 0.6 mi | AirbnbVrbo |
Starry Night - Ellijay- pet friendly-DOGS ONLY Vacation home | 3 bd · 2 ba · sleeps 5 | $27,544 | $193 | 39% | 5★ (2) | 0.6 mi | Booking |
Cozy Mountain Retreat at Coosawatte River Resort Camper/RV | 3 bd · 1 ba · sleeps 7 | $11,794 | $144 | 22% | 5★ (15) | 0.6 mi | Airbnb |
Rainbow Lodge-Riverfront, Fiber, HotTub, Dog, Fish Cabin | 3 bd · 3 ba · sleeps 8 | $69,324 | $368 | 52% | 5★ (302) | 0.6 mi | AirbnbVrbo |
Modern Chic Cabin - Blue Ridge-Hot Tub & Game Room Cabin | 3 bd · 2.5 ba · sleeps 7 | $64,673 | $330 | 54% | 5★ (54) | 0.6 mi | AirbnbBooking |
River Rock Chalet: 2 BD/2Bth & Loft river front Cabin | 3 bd · 2 ba · sleeps 10 | $44,532 | $363 | 34% | 4.9★ (130) | 0.6 mi | AirbnbVrbo |
NEW@Coosawatee River Resort -Sauna/Hot Tub/Dog ok! Cabin | 3 bd · 3 ba · sleeps 8 | $21,430 | $320 | 18% | 5★ (4) | 0.6 mi | Airbnb |
Enchanted Deer - Hot Tub, Fire Pit, Pet Friendly Cabin | 3 bd · 3 ba · sleeps 6 | $39,237 | $263 | 41% | 5★ (44) | 0.6 mi | AirbnbVrboBooking |
Brand new build! Fireplace;Hot Tub, Sauna, firepit Cabin | 3 bd · 2.5 ba · sleeps 8 | $14,122 | $277 | 14% | 5★ (7) | 0.6 mi | AirbnbVrbo |
River Cabin: Hot Tub, Dog-Friendly + Game Room Cabin | 3 bd · 2.5 ba · sleeps 8 | $41,090 | $286 | 39% | 5★ (25) | 0.6 mi | AirbnbVrboBooking |
Deer Watch Retreat, Hot tub & Billiards, Ellijay House | 3 bd · 3 ba · sleeps 8 | $31,454 | $257 | 34% | 5★ (15) | 0.6 mi | Airbnb |
Creekside Bliss Cabin | 3 bd · 3 ba · sleeps 12 | $31,110 | $274 | 31% | 4.8★ (102) | 0.6 mi | Airbnb |
Honey Bear Hideaway - Private. New Hot Tub. Cabin | 3 bd · 3 ba · sleeps 7 | $20,947 | $187 | 31% | 5★ (11) | 0.7 mi | AirbnbVrbo |
Riverstone: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court. House | 3 bd · 3 ba · sleeps 1 | $51,378 | $471 | 30% | 4.9★ (200) | 0.7 mi | Vrbo |
Spacious Cabin • Hot Tub, Fire Pit, Dogs OK Cabin | 3 bd · 2 ba · sleeps 10 | $38,400 | $412 | 26% | 4.9★ (39) | 0.7 mi | AirbnbVrbo |
Hot Tub|Fire Pit|Game Room LUX family retreat Cabin | 3 bd · 3 ba · sleeps 8 | $52,159 | $246 | 58% | 5★ (89) | 0.7 mi | AirbnbVrbo |
Fish, Soak & Unwind on Mountaintown Creek Cabin | 3 bd · 3 ba · sleeps 8 | $77,076 | $333 | 63% | 5★ (165) | 0.7 mi | AirbnbVrbo |
3 br Family friendly cabin Cabin | 3 bd · 2 ba · sleeps 8 | $10,643 | $229 | 13% | 4.6★ (23) | 0.7 mi | AirbnbVrbo |
Rocky River: Amenity-Packed, Riverfront Retreat, 8-Person Hot Tub/Sport Court. House | 3 bd · 3 ba · sleeps 20 | $53,376 | $488 | 30% | 4.9★ (208) | 0.7 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,022
NOI
$17,455
Cash flow /mo
-$836
Cash needed
$142,750
Cash-on-cash
-7.0%
ROE (yr 1)
3.9%
Cap rate
4.1%
DSCR
0.64
Year-1 write-off
$103,469
Year-1 tax shield @ 32%
$33,110
Year-1 return on equity
- Cash flow (annual)-$10,027
- Principal paydown$2,781
- Appreciation at%$12,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,604
- Platform fees (3% of revenue)$1,141
- Maintenance / capex (5% of revenue)$1,901
- Utilities & supplies$4,200
- HOA$1,080
- Property tax$51
- Insurance (STR-rated)$4,590
Cash needed to close
- Down payment (25%)$106,250
- Closing costs (4.0%)$17,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,110
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
$361,000
Short-life (5/15-yr)
$83,000 · 23%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 15% (market default, no usable tax-record split) · building $278,000 over 39 years · new furniture $20,000
Based on: 1,200 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $74,000 in year 1 (15% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$8,400 new × 100% good × 1.45 allocation
- $10,000
Kitchen countertopsdefault
$6,900 new × 100% good × 1.45 allocation
- $3,100
Decorative trimdefault
$2,100 new × 100% good × 1.45 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.45 allocation
- $1,700
Shelvingdefault
$1,200 new × 100% good × 1.45 allocation
- $4,400
Window coverings (12)default
$3,000 new × 100% good × 1.45 allocation
- $3,700
Carpet, vinyl & laminate (33% of floors)listing
$2,600 new × 100% good × 1.45 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$6,600 new × 100% good × 1.45 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 100% good × 1.45 allocation
- $8,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.45 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,400
Paving: driveway & walks (paved)default
$7,200 new × 100% good × 1.45 allocation
- $10,000
Landscaping (typical)default
$6,900 new × 100% good × 1.45 allocation
- $1,700
Patiosdefault
$1,200 new × 100% good × 1.45 allocation
- $1,700
Decks & porches (attached)default
$1,200 new × 100% good × 1.45 allocation
- $188,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,600 new × 100% good × 1.45 allocation
- $19,500
Building plumbing & fixturesdefault
$13,500 new × 100% good × 1.45 allocation
- $18,100
Building electrical & lightingdefault
$12,500 new × 100% good × 1.45 allocation
- $19,600
HVACdefault
$13,500 new × 100% good × 1.45 allocation
- $7,500
Hardwood & tile floorsdefault
$5,100 new × 100% good × 1.45 allocation
- $7,600
Fireplaces (2)listing
$5,300 new × 100% good × 1.45 allocation
- $17,400
Septic systemlisting
$12,000 new × 100% good × 1.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,700 | $23,900 | $900 | $103,500 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,800 | $248,800 |
| Total | $78,700 | $23,900 | $278,200 | $380,800 |
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.