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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

300 Cloudland Trce

300 Cloudland Trce

Epworth, GA 30541

$775,000

3 bd · 3 ba · 2,520 sqft · Listed 4d ago

View on Realtor.com →
Rental historyNegative cash flow

Year built

2016

Sqft

2,520

Lot sqft

78,844

HOA / mo

$32

Furnished

No

List date

2026-09-23T16:38:47.000000Z

Revenue

Annual revenue

$49,184

ADR

$394

Occupancy

34%

Cleaning fees (12 mo)

$9,523

Confidence

Low (49), 8 comps

Comp revenue range (p25 / median / p75)

$34,342$51,677$67,253

  • A Little Piece of Heaven

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 282 ft

    Revenue $12,073ADR $509Occ ≈ 6%4.8★ (57)

    AirbnbVrboBooking

  • Candlestick Cabin- Mtn View, Fireplace, Hot Tub

    Cabin · 3 bd · 3 ba · sleeps 8 · 397 ft

    Revenue $37,706ADR $349Occ ≈ 30%5★ (22)

    AirbnbVrboBooking

  • Mountain Views, 3 King 2 Bunk, Arcade, Theater-ish

    Cabin · 4 bd · 3 ba · sleeps 13 · 0.1 mi

    Revenue $82,986ADR $552Occ ≈ 41%5★ (53)

    AirbnbVrbo

  • Unreal MTN Views • Secluded • Soak Dine Unwind

    Cabin · 4 bd · 3 ba · sleeps 13 · 0.1 mi

    Revenue $85,159ADR $428Occ ≈ 55%5★ (101)

    AirbnbVrbo

  • Casa Con Vista | $299 Off Your Stay!

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $50,091ADR $430Occ ≈ 32%5★ (97)

    AirbnbVrboBooking

  • Joyful Altitude

    House · 4 bd · 3.5 ba · sleeps 13 · 0.2 mi

    Revenue $53,262ADR $589Occ ≈ 25%5★ (2)

    AirbnbBooking

  • Entire Lodge in Blue Ridge Mountain ~ Epic Views!

    Cabin · 3 bd · 3.5 ba · sleeps 9 · 0.4 mi

    Revenue $62,009ADR $317Occ ≈ 54%4.8★ (78)

    AirbnbVrboBooking

  • Blue Ridge Escape: Hot Tub/Firepit/Mountain Views

    Cabin · 4 bd · 3 ba · sleeps 11 · 0.5 mi

    Revenue $24,250ADR $307Occ ≈ 22%4.9★ (26)

    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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$49,184

NOI

$19,537

Cash flow /mo

-$2,548

Cash needed

$250,250

Cash-on-cash

-12.2%

ROE (yr 1)

-0.9%

Cap rate

2.5%

DSCR

0.39

Year-1 write-off

$161,862

Year-1 tax shield @ 32%

$51,796

Year-1 return on equity

  • Cash flow (annual)-$30,578
  • Principal paydown$5,071
  • Appreciation at%$23,250
ROE-0.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)19.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,837
  • Platform fees (3% of revenue)$1,476
  • Maintenance / capex (5% of revenue)$2,459
  • Utilities & supplies$4,200
  • HOA$384
  • Property tax$3,038
  • Insurance (STR-rated)$8,254

Cash needed to close

  • Down payment (25%)$193,750
  • Closing costs (4.0%)$31,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$51,796

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

$727,000

Short-life (5/15-yr)

$134,000 · 18%

Year-1 deduction

$162,000

Year-1 tax shield @ 32%

$52,000

Land 6% (county tax record, market value split) · building $592,000 over 39 years · new furniture $26,000

Based on: 2,520 sq ft, built 2016, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $101,000 in year 1 (10% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$101,400

  • Kitchen cabinetsdefault

    $11,300 new × 60% good × 1.93 allocation

    $13,100

  • Kitchen countertops (stone)listing

    $11,600 new × 60% good × 1.93 allocation

    $13,400

  • Decorative trimdefault

    $4,400 new × 60% good × 1.93 allocation

    $5,100

  • Mirrorsdefault

    $500 new × 40% good × 1.93 allocation

    $300

  • Shelvingdefault

    $1,200 new × 60% good × 1.93 allocation

    $1,400

  • Window coverings (25)default

    $6,300 new × 40% good × 1.93 allocation

    $4,800

  • Carpet, vinyl & laminate (25% of floors)listing

    $4,100 new × 40% good × 1.93 allocation

    $3,100

  • Kitchen & laundry equipment plumbingdefault

    $8,800 new × 80% good × 1.93 allocation

    $13,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 80% good × 1.93 allocation

    $8,200

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.93 allocation

    $5,900

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.93 allocation

    $6,900

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$58,600

  • Paving: driveway & walks (paved)default

    $10,400 new × 60% good × 1.93 allocation

    $12,000

  • Landscaping (typical)default

    $10,000 new × 60% good × 1.93 allocation

    $11,600

  • Patiosdefault

    $2,500 new × 60% good × 1.93 allocation

    $2,900

  • Decks & porches (attached)listing

    $28,400 new × 50% good × 1.93 allocation

    $27,300

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 1.93 allocation

    $4,800
Building, 39-year$592,400

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

    $273,700 new × 83% good × 1.93 allocation

    $439,300

  • Building plumbing & fixturesdefault

    $28,400 new × 80% good × 1.93 allocation

    $43,700

  • Building electrical & lightingdefault

    $29,200 new × 80% good × 1.93 allocation

    $45,000

  • HVACdefault

    $28,400 new × 50% good × 1.93 allocation

    $27,300

  • Hardwood & tile floorsdefault

    $12,200 new × 60% good × 1.93 allocation

    $14,100

  • Fireplaces (3)listing

    $7,900 new × 60% good × 1.93 allocation

    $9,100

  • Septic systemlisting

    $12,000 new × 60% good × 1.93 allocation

    $13,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$101,400$58,600$1,900$161,900
2$0$0$15,200$15,200
3$0$0$15,200$15,200
4$0$0$15,200$15,200
5$0$0$15,200$15,200
6+$0$0$529,700$529,700
Total$101,400$58,600$592,400$752,400

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.