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207 Dogwood Dr

207 Dogwood Dr

Epworth, GA 30541

$475,000

3 bd · 2 ba · 1,661 sqft · Listed 17d ago

View on Realtor.com →
Low confidence

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)

$55,131$59,752$62,310

  • Beautiful Creekside Cabin in Blue Ridge, GA

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    Revenue $48,121ADR $341Occ ≈ 39%5★ (36)

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  • Paradise Creek

    Vacation home · 3 bd · 3 ba · sleeps 10 · 0.3 mi

    Revenue $57,985ADR $371Occ ≈ 43%—

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  • Paradise Creek- Family Friendly, Hot Tub, Creek

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue $61,519ADR $395Occ ≈ 43%5★ (18)

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  • Bear Naked Hideaway - Hot tub, creek, and firepit!

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $62,573ADR $216Occ ≈ 79%4.5★ (13)

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  • Snug Cove Creekside Cabin

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $54,179ADR $236Occ ≈ 63%5★ (50)

    AirbnbVrbo

  • Sasquatch River Retreat

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $62,879ADR $232Occ ≈ 74%5★ (85)

    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

Financing

Est. revenue

$54,135

NOI

$28,387

Cash flow /mo

$2,366

Cash needed

$513,500

Cash-on-cash (all cash)

5.5%

ROE (yr 1)

8.3%

Cap rate

6.0%

DSCR

—

Year-1 write-off

$99,557

Year-1 tax shield @ 32%

$31,858

Year-1 return on equity

  • Cash flow (annual)$28,387
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,250
ROE8.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.5%
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

  • Purchase price (all cash)$475,000
  • 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.

5-year property$73,800

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 2.27 allocation

    $8,600

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 2.27 allocation

    $7,000

  • Decorative trimdefault

    $2,900 new × 40% good × 2.27 allocation

    $2,600

  • Mirrorsdefault

    $300 new × 40% good × 2.27 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.27 allocation

    $1,100

  • Window coverings (17)default

    $4,300 new × 40% good × 2.27 allocation

    $3,900

  • Carpet, vinyl & laminate (100% of floors)listing

    $10,700 new × 40% good × 2.27 allocation

    $9,700

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 62% good × 2.27 allocation

    $10,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 62% good × 2.27 allocation

    $6,300

  • Appliances (range, dishwasher, refrigerator)listing

    $5,000 new × 40% good × 2.27 allocation

    $4,500

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$24,600

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 2.27 allocation

    $9,600

  • Landscaping (minimal)listing

    $4,100 new × 50% good × 2.27 allocation

    $4,600

  • Patioslisting

    $7,500 new × 50% good × 2.27 allocation

    $8,500

  • Decks & porches (attached)default

    $1,600 new × 50% good × 2.27 allocation

    $1,900
Building, 39-year$362,200

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $180,000 new × 68% good × 2.27 allocation

    $279,400

  • Building plumbing & fixturesdefault

    $18,700 new × 62% good × 2.27 allocation

    $26,300

  • Building electrical & lightingdefault

    $18,300 new × 62% good × 2.27 allocation

    $25,800

  • HVACdefault

    $18,700 new × 40% good × 2.27 allocation

    $17,000

  • Septic systemlisting

    $12,000 new × 50% good × 2.27 allocation

    $13,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.