Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

129 Nexus Dr

Ellijay, GA 30540

$499,000

3 bd · 2 ba · 1,550 sqft · Listed 1d ago

View on Realtor.com →

Low confidenceEst. land %Negative cash flow

Year built

2026

Sqft

1,550

Lot sqft

43,560

HOA / mo

None

Furnished

List date

2026-10-18T13:38:53.000000Z

Revenue

Annual revenue

$34,148

ADR

$201

Occupancy

47%

Cleaning fees (12 mo)

$6,204

Confidence

Low (31.55), 17 comps

Comp revenue range (p25 / median / p75)

$14,155$32,374$40,959

Median revenue of shown comps: $32,374

Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access
House · 3 bd · 3 ba · sleeps 8 · 469 ft
Revenue $37,082ADR $224Occ ≈ 45%5★ (1)
Delisted
Ellijay Harmony Lodge • Live Music Room • Sleeps 8
House · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $40,959ADR $196Occ ≈ 57%5★ (6)
Airbnb Vrbo Booking
Screened Porch + Home Office: Modern Ellijay Cabin
House · 3 bd · 2.5 ba · sleeps 6 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $1,024ADR $256Occ ≈ 1%—
Airbnb Vrbo Booking
Ledger Creek Cabin
Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $25,598ADR $209Occ ≈ 34%4.9★ (35)
Airbnb Vrbo Booking
Cozy Mountain Cabin hot tub, fire pit, hiking
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $34,681ADR $231Occ ≈ 41%4.8★ (63)
Airbnb Vrbo Booking
Dolche Vita Chalet A great place to stay.
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $1,154ADR $577Occ ≈ 1%5★ (11)
Airbnb
5-Star,Gated River Resort,Dog friendly, Hot Tub!
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $61,307ADR $300Occ ≈ 56%5★ (84)
Airbnb Vrbo
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek.
Cabin · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $14,155ADR $243Occ ≈ 16%5★ (247)
Delisted
Peaceful, screened porch, hot tub, firepit, grill
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $51,320ADR $191Occ ≈ 74%5★ (53)
Airbnb Vrbo
Chicken Coop | No Pet Fees | Sleeps 6 | large fenced yard| Paved Roads
Cabin · 3 bd · 3 ba · sleeps 6 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $64,780ADR $311Occ ≈ 57%5★ (17)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Ellijay Cardinal Cabin Retreat in River Resort + Full Amenities & Nature Access House	3 bd · 3 ba · sleeps 8	$37,082	$224	45%	5★ (1)	469 ft	Delisted
Ellijay Harmony Lodge • Live Music Room • Sleeps 8 House Hot tub Pool A/C Free parking +6	3 bd · 3 ba · sleeps 8	$40,959	$196	57%	5★ (6)	0.2 mi	Airbnb Vrbo Booking
Screened Porch + Home Office: Modern Ellijay Cabin House Pool A/C Free parking Wifi +3	3 bd · 2.5 ba · sleeps 6	$1,024	$256	1%	—	0.2 mi	Airbnb Vrbo Booking
Ledger Creek Cabin Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 8	$25,598	$209	34%	4.9★ (35)	0.2 mi	Airbnb Vrbo Booking
Cozy Mountain Cabin hot tub, fire pit, hiking House Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$34,681	$231	41%	4.8★ (63)	0.3 mi	Airbnb Vrbo Booking
Dolche Vita Chalet A great place to stay. Cabin	3 bd · 3 ba · sleeps 8	$1,154	$577	1%	5★ (11)	0.4 mi	Airbnb
5-Star,Gated River Resort,Dog friendly, Hot Tub! Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 10	$61,307	$300	56%	5★ (84)	0.4 mi	Airbnb Vrbo
Mountain Resort Cabin, Private, screened porch overlooking wide peaceful creek. Cabin	3 bd · 2 ba · sleeps 8	$14,155	$243	16%	5★ (247)	0.4 mi	Delisted
Peaceful, screened porch, hot tub, firepit, grill Cabin Hot tub A/C Free parking Wifi +3	3 bd · 3 ba · sleeps 6	$51,320	$191	74%	5★ (53)	0.4 mi	Airbnb Vrbo
Chicken Coop \| No Pet Fees \| Sleeps 6 \| large fenced yard\| Paved Roads Cabin Hot tub Pool A/C Free parking +5	3 bd · 3 ba · sleeps 6	$64,780	$311	57%	5★ (17)	0.4 mi	Vrbo

Show 7 more

Fall Cabin: Hot Tub | Fire Pit | Hikes | Wineries
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $34,743ADR $260Occ ≈ 37%5★ (43)
Airbnb Vrbo Booking
Rustic Cabin Escape in Gilmer County
House · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
- Pool
- A/C
- Pets OK
- Wifi
- +4
Revenue $11,306ADR $329Occ ≈ 9%—
Airbnb Vrbo
Hot Tub & Movie Room: Updated Cabin in Ellijay!
Cabin · 3 bd · 3 ba · sleeps 9 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $32,374ADR $256Occ ≈ 35%5★ (32)
Airbnb Vrbo Booking
2025 BUILT*Family Friendly*Game Rm*Fire Pit*5 TV's
House · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $21,300ADR $244Occ ≈ 24%5★ (7)
Airbnb
Fully Fenced Backyard for Pets/ Outdoor Pools
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $60,151ADR $262Occ ≈ 63%4.9★ (49)
Airbnb
New Listing-Community Amenities-Prime Location
House · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $7,954ADR $163Occ ≈ 13%5★ (1)
Airbnb
Wandering Bear's Den
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Pets OK
- Kitchen
- Washer
- +1
Revenue $14,558ADR $185Occ ≈ 22%4.3★ (29)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Fall Cabin: Hot Tub \| Fire Pit \| Hikes \| Wineries Cabin Hot tub Pool A/C Free parking +6	3 bd · 2.5 ba · sleeps 8	$34,743	$260	37%	5★ (43)	0.4 mi	Airbnb Vrbo Booking
Rustic Cabin Escape in Gilmer County House Pool A/C Pets OK Wifi +4	3 bd · 2.5 ba · sleeps 8	$11,306	$329	9%	—	0.5 mi	Airbnb Vrbo
Hot Tub & Movie Room: Updated Cabin in Ellijay! Cabin Hot tub Pool A/C Free parking +4	3 bd · 3 ba · sleeps 9	$32,374	$256	35%	5★ (32)	0.5 mi	Airbnb Vrbo Booking
2025 BUILTFamily FriendlyGame RmFire Pit5 TV's House	3 bd · 2.5 ba · sleeps 8	$21,300	$244	24%	5★ (7)	0.6 mi	Airbnb
Fully Fenced Backyard for Pets/ Outdoor Pools Cabin	3 bd · 3 ba · sleeps 8	$60,151	$262	63%	4.9★ (49)	0.7 mi	Airbnb
New Listing-Community Amenities-Prime Location House	3 bd · 3 ba · sleeps 6	$7,954	$163	13%	5★ (1)	0.7 mi	Airbnb
Wandering Bear's Den House A/C Pets OK Kitchen Washer +1	3 bd · 2 ba · sleeps 6	$14,558	$185	22%	4.3★ (29)	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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$34,148

NOI

$10,955

Cash flow /mo

-$1,872

Cash needed

$164,210

Cash-on-cash

-13.7%

ROE (yr 1)

-2.7%

Cap rate

2.2%

DSCR

0.33

Year-1 write-off

$116,480

Year-1 tax shield @ 32%

$37,273

Year-1 return on equity

Cash flow (annual)-$22,469
Principal paydown$3,034
Appreciation at%$14,970

ROE-2.7%

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)$6,830
Platform fees (3% of revenue)$1,024
Maintenance / capex (5% of revenue)$1,707
Utilities & supplies$4,200
HOA$0
Property tax$4,042
Insurance (STR-rated)$5,389

Cash needed to close

Down payment (25%)$124,750
Closing costs (4.0%)$19,960
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$37,273

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

$424,000

Short-life (5/15-yr)

$97,000 · 23%

Year-1 deduction

$116,000

Year-1 tax shield @ 32%

$37,000

Land 15% (market default, no usable tax-record split) · building $328,000 over 39 years · new furniture $20,000

Based on: 1,550 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $82,000 in year 1 (15% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$95,000

Kitchen cabinetsdefault
$9,200 new × 100% good × 1.40 allocation
$12,900
Kitchen countertops (stone)listing
$9,400 new × 100% good × 1.40 allocation
$13,200
Decorative trimdefault
$2,700 new × 100% good × 1.40 allocation
$3,800
Mirrorsdefault
$300 new × 100% good × 1.40 allocation
$400
Shelvingdefault
$1,200 new × 100% good × 1.40 allocation
$1,700
Window coverings (16)default
$4,000 new × 100% good × 1.40 allocation
$5,600
Carpet, vinyl & laminate (100% of floors)listing
$10,000 new × 100% good × 1.40 allocation
$13,900
Kitchen & laundry equipment plumbingdefault
$7,200 new × 100% good × 1.40 allocation
$10,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 100% good × 1.40 allocation
$6,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.40 allocation
$8,000
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$21,200

Paving: driveway & walks (paved)listing
$8,200 new × 100% good × 1.40 allocation
$11,400
Landscaping (minimal)listing
$3,900 new × 100% good × 1.40 allocation
$5,500
Patiosdefault
$1,500 new × 100% good × 1.40 allocation
$2,100
Decks & porches (attached)default
$1,500 new × 100% good × 1.40 allocation
$2,100

Building, 39-year$327,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$167,900 new × 100% good × 1.40 allocation
$234,700
Building plumbing & fixturesdefault
$17,400 new × 100% good × 1.40 allocation
$24,300
Building electrical & lightingdefault
$16,900 new × 100% good × 1.40 allocation
$23,700
HVACdefault
$17,500 new × 100% good × 1.40 allocation
$24,400
Fireplacelisting
$2,600 new × 100% good × 1.40 allocation
$3,700
Septic systemlisting
$12,000 new × 100% good × 1.40 allocation
$16,800

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	$95,000	$21,200	$400	$116,500
2	$0	$0	$8,400	$8,400
3	$0	$0	$8,400	$8,400
4	$0	$0	$8,400	$8,400
5	$0	$0	$8,400	$8,400
6+	$0	$0	$293,600	$293,600
Total	$95,000	$21,200	$327,500	$443,700

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: 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.