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1099 Lickskillet Cir

1099 Lickskillet Cir

Epworth, GA 30541

$599,900

2 bd · 1 ba · 1,240 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1984

Sqft

1,240

Lot sqft

174,240

HOA / mo

None

Furnished

No

List date

2026-10-15T15:55:53.000000Z

Revenue

Annual revenue

$30,024

ADR

$208

Occupancy

40%

Cleaning fees (12 mo)

$8,080

Confidence

Low (44.48), 6 comps

Comp revenue range (p25 / median / p75)

$22,568$25,661$33,048

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $25,661

  • Equestrian Escape

    Cabin · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $26,970ADR $178Occ ≈ 42%4.8★ (56)

    AirbnbVrboBooking

  • Secluded Cabin: Hot Tub & 10 Mi to Blue Ridge

    Cabin · 3 bd · 2 ba · sleeps 13 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $45,717ADR $259Occ ≈ 48%4.8★ (70)

    AirbnbVrboBooking

  • Bluebird Bliss Cabin

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +2

    Revenue $2,391ADR $177Occ ≈ 4%4.7★ (17)

    Airbnb

  • Falling Waters

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $35,074ADR $294Occ ≈ 33%5★ (6)

    AirbnbBooking

  • Quintessential cabin with hot tub, screened deck & dog-friendly fenced yard

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.7 mi

    Revenue $24,351ADR $192Occ ≈ 35%4.8★ (19)

    Delisted

  • Mountain Creek Retreat - Cozy Blue Ridge Cabin

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $21,973ADR $159Occ ≈ 38%4.8★ (249)

    Airbnb

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
Management

Est. revenue

$30,024

NOI

$10,293

Cash flow /mo

$858

Cash needed

$639,896

Cash-on-cash (all cash)

1.6%

ROE (yr 1)

4.4%

Cap rate

1.7%

DSCR

—

Year-1 write-off

$141,494

Year-1 tax shield @ 32%

$45,278

Year-1 return on equity

  • Cash flow (annual)$10,293
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,997
ROE4.4%

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)$6,005
  • Platform fees (3% of revenue)$901
  • Maintenance / capex (5% of revenue)$1,501
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$735
  • Insurance (STR-rated)$6,389

Cash needed to close

  • Purchase price (all cash)$599,900
  • Closing costs (4.0%)$23,996
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,278

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

$490,000

Short-life (5/15-yr)

$125,000 · 26%

Year-1 deduction

$141,000

Year-1 tax shield @ 32%

$45,000

Land 18% (county tax record, market value split) · building $365,000 over 39 years · new furniture $16,000

Based on: 1,240 sq ft, built 1984, 2 bd / 1 ba, unfurnished, listing features (fence, fireplace, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $105,000 in year 1 (18% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$89,400

  • Kitchen cabinetsdefault

    $8,500 new × 40% good × 4.54 allocation

    $15,500

  • Kitchen countertopsdefault

    $7,000 new × 40% good × 4.54 allocation

    $12,700

  • Decorative trimdefault

    $2,200 new × 40% good × 4.54 allocation

    $3,900

  • Mirrorsdefault

    $200 new × 40% good × 4.54 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 4.54 allocation

    $1,600

  • Window coverings (12)default

    $3,000 new × 40% good × 4.54 allocation

    $5,400

  • Kitchen & laundry equipment plumbingdefault

    $6,600 new × 40% good × 4.54 allocation

    $12,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 40% good × 4.54 allocation

    $7,300

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 4.54 allocation

    $14,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$51,700

  • Paving: driveway & walks (paved)default

    $7,300 new × 50% good × 4.54 allocation

    $16,600

  • Landscaping (typical)default

    $7,000 new × 50% good × 4.54 allocation

    $15,900

  • Patiosdefault

    $1,200 new × 50% good × 4.54 allocation

    $2,800

  • Decks & porches (attached)default

    $1,200 new × 50% good × 4.54 allocation

    $2,800

  • Fencinglisting

    $6,000 new × 50% good × 4.54 allocation

    $13,600
Building, 39-year$364,800

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

    $134,400 new × 40% good × 4.54 allocation

    $244,100

  • Building plumbing & fixturesdefault

    $13,900 new × 40% good × 4.54 allocation

    $25,200

  • Building electrical & lightingdefault

    $13,000 new × 40% good × 4.54 allocation

    $23,600

  • HVACdefault

    $14,000 new × 40% good × 4.54 allocation

    $25,400

  • Hardwood & tile floorsdefault

    $8,000 new × 40% good × 4.54 allocation

    $14,500

  • Fireplacelisting

    $2,600 new × 40% good × 4.54 allocation

    $4,800

  • Septic systemlisting

    $12,000 new × 50% good × 4.54 allocation

    $27,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$89,400$51,700$400$141,500
2$0$0$9,400$9,400
3$0$0$9,400$9,400
4$0$0$9,400$9,400
5$0$0$9,400$9,400
6+$0$0$327,000$327,000
Total$89,400$51,700$364,800$505,900

The building's share of the price ($490,000) is 4.5x our depreciated replacement cost of the home ($108,000). 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.