207 Dogwood Dr
Epworth, GA 30541
$475,000
3 bd · 2 ba · 1,661 sqft · Listed 17d ago
View on Realtor.com →Year built
2007
Sqft
1,661
Lot sqft
74,488
HOA / mo
$0
Furnished
No
List date
2026-09-10T22:27:19.000000Z
Revenue
Annual revenue
$54,135
ADR
$323
Occupancy
46%
Cleaning fees (12 mo)
$11,113
Confidence
High (89.95), 6 comps
Comp revenue range (p25 / median / p75)
Paradise Creek
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $57,985ADR $371Occ ≈ 43%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beautiful Creekside Cabin in Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 9 | $48,121 | $341 | 39% | 5★ (36) | 112 ft | AirbnbVrbo |
Paradise Creek Vacation home | 3 bd · 3 ba · sleeps 10 | $57,985 | $371 | 43% | — | 0.3 mi | Booking |
Paradise Creek- Family Friendly, Hot Tub, Creek Cabin | 3 bd · 3 ba · sleeps 8 | $61,519 | $395 | 43% | 5★ (18) | 0.3 mi | AirbnbVrbo |
Bear Naked Hideaway - Hot tub, creek, and firepit! Cabin | 3 bd · 2 ba · sleeps 6 | $62,573 | $216 | 79% | 4.5★ (13) | 0.6 mi | AirbnbVrboBooking |
Snug Cove Creekside Cabin Cabin | 3 bd · 2 ba · sleeps 6 | $54,179 | $236 | 63% | 5★ (50) | 0.7 mi | AirbnbVrbo |
Sasquatch River Retreat Cabin | 3 bd · 2 ba · sleeps 6 | $62,879 | $232 | 74% | 5★ (85) | 0.7 mi | AirbnbVrbo |
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
$54,135
NOI
$28,387
Cash flow /mo
-$194
Cash needed
$157,250
Cash-on-cash
-1.5%
ROE (yr 1)
9.6%
Cap rate
6.0%
DSCR
0.92
Year-1 write-off
$99,557
Year-1 tax shield @ 32%
$31,858
Year-1 return on equity
- Cash flow (annual)-$2,328
- Principal paydown$3,108
- Appreciation at%$14,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,827
- Platform fees (3% of revenue)$1,624
- Maintenance / capex (5% of revenue)$2,707
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,331
- Insurance (STR-rated)$5,059
Cash needed to close
- Down payment (25%)$118,750
- Closing costs (4.0%)$19,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,858
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
$441,000
Short-life (5/15-yr)
$79,000 · 18%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 7% (county tax record, market value split) · building $362,000 over 39 years · new furniture $20,000
Based on: 1,661 sq ft, built 2007, 3 bd / 2 ba, unfurnished, listing features (patio, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $78,000 in year 1 (13% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,600
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.27 allocation
- $7,000
Kitchen countertopsdefault
$7,700 new × 40% good × 2.27 allocation
- $2,600
Decorative trimdefault
$2,900 new × 40% good × 2.27 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.27 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.27 allocation
- $3,900
Window coverings (17)default
$4,300 new × 40% good × 2.27 allocation
- $9,700
Carpet, vinyl & laminate (100% of floors)listing
$10,700 new × 40% good × 2.27 allocation
- $10,300
Kitchen & laundry equipment plumbingdefault
$7,300 new × 62% good × 2.27 allocation
- $6,300
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 62% good × 2.27 allocation
- $4,500
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 2.27 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,600
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 2.27 allocation
- $4,600
Landscaping (minimal)listing
$4,100 new × 50% good × 2.27 allocation
- $8,500
Patioslisting
$7,500 new × 50% good × 2.27 allocation
- $1,900
Decks & porches (attached)default
$1,600 new × 50% good × 2.27 allocation
- $279,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,000 new × 68% good × 2.27 allocation
- $26,300
Building plumbing & fixturesdefault
$18,700 new × 62% good × 2.27 allocation
- $25,800
Building electrical & lightingdefault
$18,300 new × 62% good × 2.27 allocation
- $17,000
HVACdefault
$18,700 new × 40% good × 2.27 allocation
- $13,600
Septic systemlisting
$12,000 new × 50% good × 2.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,800 | $24,600 | $1,200 | $99,600 |
| 2 | $0 | $0 | $9,300 | $9,300 |
| 3 | $0 | $0 | $9,300 | $9,300 |
| 4 | $0 | $0 | $9,300 | $9,300 |
| 5 | $0 | $0 | $9,300 | $9,300 |
| 6+ | $0 | $0 | $323,900 | $323,900 |
| Total | $73,800 | $24,600 | $362,200 | $460,600 |
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.