Year built
2026
Sqft
3,000
Lot sqft
47,916
HOA / mo
None
Furnished
No
List date
2026-09-21T18:25:51.000000Z
Revenue
Annual revenue
$45,684
ADR
$271
Occupancy
46%
Cleaning fees (12 mo)
$7,905
Confidence
Low (45.9), 12 comps
Comp revenue range (p25 / median / p75)
Crescent Moon on the River
Vacation home · 4 bd · 3 ba · sleeps 10 · 1.6 mi
Revenue $66,020ADR $515Occ ≈ 35%—
Highland Harmony
Vacation home · 4 bd · 3 ba · sleeps 8 · 1.9 mi
Revenue $24,533ADR $306Occ ≈ 22%—
Luxury Cabin with Mountain Views Near Downtown Ellijay, GA
House · 4 bd · 5 ba · sleeps 10 · 2.0 mi
Revenue $59,373ADR $354Occ ≈ 46%4.8★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cohutta Farms Farm stay | 4 bd · 3 ba · sleeps 8 | $3,630 | $242 | 4% | — | 0.5 mi | Airbnb |
Enchanted Ridge Retreat House | 4 bd · 3.5 ba · sleeps 10 | $66,466 | $300 | 61% | 5★ (100) | 1.1 mi | AirbnbVrbo |
A Great Escape, exterior fireplace, hot tub Cabin | 4 bd · 3.5 ba · sleeps 8 | $54,447 | $353 | 42% | 4.9★ (36) | 1.1 mi | AirbnbVrboBooking |
Special! Private 7 acres pet friendly- Flat roads! Cabin | 4 bd · 3 ba · sleeps 10 | $60,353 | $238 | 69% | 4.8★ (196) | 1.4 mi | AirbnbVrbo |
Crescent Moon on the River Vacation home | 4 bd · 3 ba · sleeps 10 | $66,020 | $515 | 35% | — | 1.6 mi | Booking |
Lakeview Lodge Cabin | 4 bd · 3 ba · sleeps 6 | $21,784 | $197 | 30% | 4.5★ (62) | 1.7 mi | AirbnbVrbo |
*NEW*Deer Hart•Family•Game Room•Wineries •Hiking House | 4 bd · 3 ba · sleeps 14 | $59,031 | $351 | 46% | 5★ (19) | 1.7 mi | AirbnbVrbo |
Sleeps 14 | Hot Tub, Game Room & 4 King Beds Cabin | 4 bd · 3 ba · sleeps 14 | $16,195 | $323 | 14% | 5★ (5) | 1.7 mi | AirbnbVrboBooking |
Highland Harmony Vacation home | 4 bd · 3 ba · sleeps 8 | $24,533 | $306 | 22% | — | 1.9 mi | Booking |
Luxury Cabin with Mountain Views Near Downtown Ellijay, GA House | 4 bd · 5 ba · sleeps 10 | $59,373 | $354 | 46% | 4.8★ (17) | 2.0 mi | Vrbo |
Show all 12 comps
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
$45,684
NOI
$21,485
Cash flow /mo
$1,790
Cash needed
$635,560
Cash-on-cash (all cash)
3.4%
ROE (yr 1)
6.2%
Cap rate
3.6%
DSCR
—
Year-1 write-off
$79,575
Year-1 tax shield @ 32%
$25,464
Year-1 return on equity
- Cash flow (annual)$21,485
- Principal paydown (n/a, cash)$0
- Appreciation at%$17,670
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,137
- Platform fees (3% of revenue)$1,371
- Maintenance / capex (5% of revenue)$2,284
- Utilities & supplies$4,200
- HOA$0
- Property tax$846
- Insurance (STR-rated)$6,361
Cash needed to close
- Purchase price (all cash)$589,000
- Closing costs (4.0%)$23,560
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,464
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
$352,000
Short-life (5/15-yr)
$56,000 · 16%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$25,000
Land 40% (county tax record, market value split) · building $297,000 over 39 years · new furniture $23,000
Based on: 3,000 sq ft, built 2026, 4 bd / 4 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $59,000 in year 1 (10% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$12,400 new × 100% good × 0.64 allocation
- $6,500
Kitchen countertopsdefault
$10,100 new × 100% good × 0.64 allocation
- $3,400
Decorative trimdefault
$5,300 new × 100% good × 0.64 allocation
- $400
Mirrorsdefault
$600 new × 100% good × 0.64 allocation
- $1,000
Shelvingdefault
$1,500 new × 100% good × 0.64 allocation
- $4,800
Window coverings (30)default
$7,500 new × 100% good × 0.64 allocation
- $6,200
Kitchen & laundry equipment plumbingdefault
$9,600 new × 100% good × 0.64 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 100% good × 0.64 allocation
- $3,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 0.64 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,300
Paving: driveway & walks (paved)default
$11,400 new × 100% good × 0.64 allocation
- $7,000
Landscaping (typical)default
$10,900 new × 100% good × 0.64 allocation
- $1,900
Patiosdefault
$3,000 new × 100% good × 0.64 allocation
- $1,900
Decks & porches (attached)default
$3,000 new × 100% good × 0.64 allocation
- $208,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$325,700 new × 100% good × 0.64 allocation
- $21,700
Building plumbing & fixturesdefault
$33,800 new × 100% good × 0.64 allocation
- $22,600
Building electrical & lightingdefault
$35,300 new × 100% good × 0.64 allocation
- $21,700
HVACdefault
$33,800 new × 100% good × 0.64 allocation
- $12,400
Hardwood & tile floorsdefault
$19,300 new × 100% good × 0.64 allocation
- $1,700
Fireplacelisting
$2,600 new × 100% good × 0.64 allocation
- $7,700
Septic systemlisting
$12,000 new × 100% good × 0.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,500 | $18,100 | $1,000 | $79,600 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $265,400 | $265,400 |
| Total | $60,500 | $18,100 | $296,700 | $375,400 |
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.