212 Cloudland Trce
Epworth, GA 30541
$1,049,000
3 bd · 3 ba · 2,590 sqft · Listed 3d ago
View on Realtor.com →Year built
2010
Sqft
2,590
Lot sqft
113,256
HOA / mo
$32
Furnished
No
List date
2026-11-09T21:03:07.000000Z
Revenue
Annual revenue
$47,106
ADR
$385
Occupancy
34%
Cleaning fees (12 mo)
$8,477
Confidence
Low (28.1), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $42,495
Skyframe Panorama - Epic MTN Views, 4BR Arcade/Spa
Cabin · 4 bd · 3.5 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $9,427ADR $471Occ ≈ 5%5★ (4)
The Eagles Nest
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $1,194ADR $269Occ ≈ 1%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Casa Con Vista | Mtn Views + Hot Tub + Game Room Cabin
| 3 bd · 3 ba · sleeps 8 | $50,851 | $423 | 33% | 5★ (99) | 240 ft | AirbnbVrboBooking |
Joyful Altitude House
| 4 bd · 3.5 ba · sleeps 13 | $48,597 | $609 | 22% | 5★ (3) | 243 ft | AirbnbBooking |
Candlestick Cabin- Mtn View, Fireplace, Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $36,393 | $343 | 29% | 5★ (23) | 377 ft | AirbnbVrboBooking |
Unreal MTN Views • Secluded • Soak Dine Unwind Cabin
| 4 bd · 3 ba · sleeps 13 | $89,400 | $429 | 57% | 5★ (109) | 0.1 mi | AirbnbVrbo |
A Little Piece of Heaven Cabin
| 4 bd · 3.5 ba · sleeps 8 | $11,586 | $471 | 7% | 4.8★ (57) | 0.2 mi | AirbnbVrboBooking |
Mountain Views, 3 King 2 Bunk, Arcade, Theater-ish Cabin
| 4 bd · 3 ba · sleeps 13 | $78,174 | $546 | 39% | 5★ (57) | 0.2 mi | AirbnbVrbo |
Skyframe Panorama - Epic MTN Views, 4BR Arcade/Spa Cabin
| 4 bd · 3.5 ba · sleeps 8 | $9,427 | $471 | 5% | 5★ (4) | 0.4 mi | Airbnb |
Entire Lodge in Blue Ridge Mountain ~ Epic Views! Cabin
| 3 bd · 3.5 ba · sleeps 9 | $59,446 | $313 | 52% | 4.8★ (82) | 0.5 mi | AirbnbVrboBooking |
Blue Ridge Escape: Hot Tub/Firepit/Mountain Views Cabin
| 4 bd · 3 ba · sleeps 11 | $26,746 | $315 | 23% | 4.9★ (26) | 0.5 mi | AirbnbVrbo |
The Eagles Nest Cabin | 3 bd · 2 ba · sleeps 8 | $1,194 | $269 | 1% | — | 0.7 mi | Delisted |
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
$47,106
NOI
$14,944
Cash flow /mo
$1,245
Cash needed
$1,110,460
Cash-on-cash (all cash)
1.3%
ROE (yr 1)
4.2%
Cap rate
1.4%
DSCR
—
Year-1 write-off
$194,962
Year-1 tax shield @ 32%
$62,388
Year-1 return on equity
- Cash flow (annual)$14,944
- Principal paydown (n/a, cash)$0
- Appreciation at%$31,470
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)$9,421
- Platform fees (3% of revenue)$1,413
- Maintenance / capex (5% of revenue)$2,355
- Utilities & supplies$4,200
- HOA$384
- Property tax$3,216
- Insurance (STR-rated)$11,172
Cash needed to close
- Purchase price (all cash)$1,049,000
- Closing costs (4.0%)$41,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$62,388
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
$989,000
Short-life (5/15-yr)
$175,000 · 18%
Year-1 deduction
$195,000
Year-1 tax shield @ 32%
$62,000
Land 6% (county tax record, market value split) · building $814,000 over 39 years · new furniture $20,000
Based on: 2,590 sq ft, built 2010, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $116,000 in year 1 (10% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,800
Kitchen cabinetsdefault
$11,500 new × 40% good × 3.00 allocation
- $14,100
Kitchen countertops (stone)listing
$11,700 new × 40% good × 3.00 allocation
- $5,400
Decorative trimdefault
$4,500 new × 40% good × 3.00 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 3.00 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 3.00 allocation
- $7,800
Window coverings (26)default
$6,500 new × 40% good × 3.00 allocation
- $6,700
Carpet, vinyl & laminate (33% of floors)listing
$5,600 new × 40% good × 3.00 allocation
- $18,200
Kitchen & laundry equipment plumbingdefault
$8,900 new × 68% good × 3.00 allocation
- $11,000
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 68% good × 3.00 allocation
- $9,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.00 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $15,900
Paving: driveway & walks (paved)default
$10,600 new × 50% good × 3.00 allocation
- $15,200
Landscaping (typical)default
$10,100 new × 50% good × 3.00 allocation
- $3,800
Patiosdefault
$2,600 new × 50% good × 3.00 allocation
- $43,800
Decks & porches (attached)listing
$29,100 new × 50% good × 3.00 allocation
- $7,500
Gazebo / pergolalisting
$5,000 new × 50% good × 3.00 allocation
- $620,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$281,300 new × 73% good × 3.00 allocation
- $59,600
Building plumbing & fixturesdefault
$29,200 new × 68% good × 3.00 allocation
- $61,500
Building electrical & lightingdefault
$30,100 new × 68% good × 3.00 allocation
- $35,100
HVACdefault
$29,200 new × 40% good × 3.00 allocation
- $13,400
Hardwood & tile floorsdefault
$11,100 new × 40% good × 3.00 allocation
- $6,300
Fireplaces (2)listing
$5,300 new × 40% good × 3.00 allocation
- $18,000
Septic systemlisting
$12,000 new × 50% good × 3.00 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $107,900 | $86,200 | $900 | $195,000 |
| 2 | $0 | $0 | $20,900 | $20,900 |
| 3 | $0 | $0 | $20,900 | $20,900 |
| 4 | $0 | $0 | $20,900 | $20,900 |
| 5 | $0 | $0 | $20,900 | $20,900 |
| 6+ | $0 | $0 | $729,600 | $729,600 |
| Total | $107,900 | $86,200 | $813,900 | $1,008,000 |
The building's share of the price ($989,000) is 3.0x our depreciated replacement cost of the home ($329,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.