710 Ensley Rd
Epworth, GA 30541
$1,179,000
3 bd · 3.5 ba · 3,313 sqft · Listed 8d ago
View on Realtor.com →Year built
2006
Sqft
3,313
Lot sqft
89,298
HOA / mo
$0
Furnished
No
List date
2026-11-04T13:56:45.000000Z
Revenue
Annual revenue
$63,071
ADR
$388
Occupancy
45%
Cleaning fees (12 mo)
$10,414
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $62,532
Luxury waterfront cabin-Hot Tub/fenced yard/gated
Cabin · 3 bd · 3.5 ba · sleeps 8 · 266 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $71,231ADR $400Occ ≈ 49%4.9★ (29)
Paradise Creek
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $62,439ADR $382Occ ≈ 45%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury waterfront cabin-Hot Tub/fenced yard/gated Cabin
| 3 bd · 3.5 ba · sleeps 8 | $71,231 | $400 | 49% | 4.9★ (29) | 266 ft | Airbnb |
Fightingtown Creek Lodge Cabin
| 3 bd · 3.5 ba · sleeps 8 | $48,977 | $345 | 39% | 5★ (4) | 0.1 mi | AirbnbBooking |
Paradise Creek- Family Friendly, Hot Tub, Creek Cabin
| 3 bd · 3 ba · sleeps 8 | $62,624 | $393 | 44% | 5★ (18) | 0.6 mi | AirbnbVrbo |
Paradise Creek Vacation home | 3 bd · 3 ba · sleeps 8 | $62,439 | $382 | 45% | — | 0.6 mi | Booking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$63,071
NOI
$25,778
Cash flow /mo
-$4,297
Cash needed
$367,410
Cash-on-cash
-14.0%
ROE (yr 1)
-2.4%
Cap rate
2.2%
DSCR
0.33
Year-1 write-off
$232,681
Year-1 tax shield @ 32%
$74,458
Year-1 return on equity
- Cash flow (annual)-$51,565
- Principal paydown$7,490
- Appreciation at%$35,370
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)$12,614
- Platform fees (3% of revenue)$1,892
- Maintenance / capex (5% of revenue)$3,154
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,877
- Insurance (STR-rated)$12,556
Cash needed to close
- Down payment (25%)$294,750
- Closing costs (4.0%)$47,160
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$74,458
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
$1,105,000
Short-life (5/15-yr)
$206,000 · 19%
Year-1 deduction
$233,000
Year-1 tax shield @ 32%
$74,000
Land 6% (county tax record, market value split) · building $899,000 over 39 years · new furniture $26,000
Based on: 3,313 sq ft, built 2006, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, patio, fence, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $142,000 in year 1 (10% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,700
Kitchen cabinetsdefault
$13,100 new × 40% good × 2.81 allocation
- $15,000
Kitchen countertops (stone)listing
$13,400 new × 40% good × 2.81 allocation
- $6,500
Decorative trimdefault
$5,800 new × 40% good × 2.81 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.81 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.81 allocation
- $9,300
Window coverings (33)default
$8,300 new × 40% good × 2.81 allocation
- $17,100
Kitchen & laundry equipment plumbingdefault
$10,200 new × 60% good × 2.81 allocation
- $10,400
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 60% good × 2.81 allocation
- $6,600
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.81 allocation
- $10,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.81 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $16,800
Paving: driveway & walks (paved)default
$11,900 new × 50% good × 2.81 allocation
- $16,100
Landscaping (typical)default
$11,500 new × 50% good × 2.81 allocation
- $20,900
Patioslisting
$14,900 new × 50% good × 2.81 allocation
- $52,400
Decks & porches (attached)listing
$37,300 new × 50% good × 2.81 allocation
- $8,400
Fencinglisting
$6,000 new × 50% good × 2.81 allocation
- $675,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$360,300 new × 67% good × 2.81 allocation
- $63,000
Building plumbing & fixturesdefault
$37,400 new × 60% good × 2.81 allocation
- $66,200
Building electrical & lightingdefault
$39,300 new × 60% good × 2.81 allocation
- $42,000
HVACdefault
$37,300 new × 40% good × 2.81 allocation
- $24,000
Hardwood & tile floorsdefault
$21,300 new × 40% good × 2.81 allocation
- $11,800
Fireplaces (4)listing
$10,500 new × 40% good × 2.81 allocation
- $16,900
Septic systemlisting
$12,000 new × 50% good × 2.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $117,100 | $114,600 | $1,000 | $232,700 |
| 2 | $0 | $0 | $23,000 | $23,000 |
| 3 | $0 | $0 | $23,000 | $23,000 |
| 4 | $0 | $0 | $23,000 | $23,000 |
| 5 | $0 | $0 | $23,000 | $23,000 |
| 6+ | $0 | $0 | $805,700 | $805,700 |
| Total | $117,100 | $114,600 | $898,900 | $1,130,600 |
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: 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.