230 High River Lndg
Ellijay, GA 30540
$535,000
2 bd · 2 ba · 1,539 sqft · Listed 24d ago
View on Realtor.com →Year built
2022
Sqft
1,539
Lot sqft
146,362
HOA / mo
None
Furnished
No
List date
2026-09-03T14:43:06.000000Z
Revenue
Annual revenue
$46,395
ADR
$258
Occupancy
49%
Cleaning fees (12 mo)
$7,684
Confidence
Low (15.19), 8 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)
Cozy cabin retreat in Ellijay
Cabin · 3 bd · 2 ba · sleeps 10 · 0.7 mi
Revenue $41,164ADR $180Occ ≈ 63%5★ (3)
Aceres Haven! Cozy Fire Pit | Lake .5 | River 1.5
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $20,842ADR $316Occ ≈ 18%4★ (3)
| 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% | — | 0.2 mi | VrboBooking |
Family Cabin Near Blue Ridge | Hot Tub & Game Room House | 3 bd · 3.5 ba · sleeps 9 | $40,836 | $266 | 42% | 5★ (81) | 0.2 mi | AirbnbVrboBooking |
Rio Alto Cabin Cabin | 3 bd · 2.5 ba · sleeps 9 | $23,456 | $256 | 25% | 5★ (27) | 0.3 mi | Airbnb |
Luxury Wellness Retreat |Sauna, Hottub, Gym, Views Cabin | 3 bd · 4 ba · sleeps 6 | $106,524 | $524 | 56% | 5★ (15) | 0.4 mi | AirbnbVrbo |
Peace On The Porch | Ellijay, GA Cabin | 2 bd · 2 ba · sleeps 4 | $8,029 | $227 | 10% | 5★ (1) | 0.6 mi | AirbnbVrbo |
R.House | Modern luxury cabin w/hot tub on river Cabin | 3 bd · 3.5 ba · sleeps 8 | $98,547 | $524 | 52% | 5★ (58) | 0.6 mi | AirbnbVrboBooking |
Cozy cabin retreat in Ellijay Cabin | 3 bd · 2 ba · sleeps 10 | $41,164 | $180 | 63% | 5★ (3) | 0.7 mi | Airbnb |
Aceres Haven! Cozy Fire Pit | Lake .5 | River 1.5 Cabin | 3 bd · 2 ba · sleeps 6 | $20,842 | $316 | 18% | 4★ (3) | 0.7 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
Est. revenue
$46,395
NOI
$22,329
Cash flow /mo
$1,861
Cash needed
$572,400
Cash-on-cash (all cash)
3.9%
ROE (yr 1)
6.7%
Cap rate
4.2%
DSCR
—
Year-1 write-off
$120,311
Year-1 tax shield @ 32%
$38,499
Year-1 return on equity
- Cash flow (annual)$22,329
- Principal paydown (n/a, cash)$0
- Appreciation at%$16,050
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,279
- Platform fees (3% of revenue)$1,392
- Maintenance / capex (5% of revenue)$2,320
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,097
- Insurance (STR-rated)$5,778
Cash needed to close
- Purchase price (all cash)$535,000
- Closing costs (4.0%)$21,400
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,499
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
$419,000
Short-life (5/15-yr)
$103,000 · 25%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 22% (county tax record, market value split) · building $316,000 over 39 years · new furniture $16,000
Based on: 1,539 sq ft, built 2022, 2 bd / 2 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $76,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,000
Kitchen cabinetsdefault
$9,200 new × 84% good × 1.42 allocation
- $9,000
Kitchen countertopsdefault
$7,500 new × 84% good × 1.42 allocation
- $3,200
Decorative trimdefault
$2,700 new × 84% good × 1.42 allocation
- $300
Mirrorsdefault
$300 new × 67% good × 1.42 allocation
- $1,100
Shelvingdefault
$900 new × 84% good × 1.42 allocation
- $3,200
Window coverings (15)default
$3,800 new × 60% good × 1.42 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$7,100 new × 92% good × 1.42 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 92% good × 1.42 allocation
- $6,600
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 67% good × 1.42 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,700
Paving: driveway & walks (paved)default
$8,100 new × 84% good × 1.42 allocation
- $9,400
Landscaping (typical)default
$7,800 new × 84% good × 1.42 allocation
- $8,300
Patioslisting
$6,900 new × 84% good × 1.42 allocation
- $19,700
Decks & porches (attached)listing
$17,300 new × 80% good × 1.42 allocation
- $6,800
Fencinglisting
$6,000 new × 80% good × 1.42 allocation
- $221,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$167,000 new × 93% good × 1.42 allocation
- $22,600
Building plumbing & fixturesdefault
$17,300 new × 92% good × 1.42 allocation
- $22,000
Building electrical & lightingdefault
$16,800 new × 92% good × 1.42 allocation
- $19,700
HVACdefault
$17,300 new × 80% good × 1.42 allocation
- $11,800
Hardwood & tile floorsdefault
$9,900 new × 84% good × 1.42 allocation
- $3,100
Fireplacelisting
$2,600 new × 84% good × 1.42 allocation
- $14,400
Septic systemlisting
$12,000 new × 84% good × 1.42 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,400 | $53,900 | $1,000 | $120,300 |
| 2 | $0 | $0 | $8,100 | $8,100 |
| 3 | $0 | $0 | $8,100 | $8,100 |
| 4 | $0 | $0 | $8,100 | $8,100 |
| 5 | $0 | $0 | $8,100 | $8,100 |
| 6+ | $0 | $0 | $282,200 | $282,200 |
| Total | $65,400 | $53,900 | $315,600 | $434,900 |
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.