218 Broken Arrow Way
Epworth, GA 30541
$425,000
2 bd · 2 ba · 1,131 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
1,131
Lot sqft
96,268
HOA / mo
$0
Furnished
No
List date
2026-10-02T18:50:58.000000Z
Revenue
Annual revenue
$43,519
ADR
$229
Occupancy
52%
Cleaning fees (12 mo)
$9,266
Confidence
Med (54.11), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $38,562
Creek front cabin Mccaysville, GA Near Blue Ridge
Cabin · 2 bd · 1 ba · sleeps 7 · 0.5 mi
Revenue $23,149ADR $159Occ ≈ 40%4.8★ (345)
Brown Trout Lodge - River Front - Minimum Age
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $38,562ADR $267Occ ≈ 40%4.9★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxe Fightingtown Creek Cabin: 2 King Suites & Spa Cabin | 2 bd · 2 ba · sleeps 6 | $35,114 | $203 | 47% | 4.9★ (371) | 0.2 mi | AirbnbVrboBooking |
Fade Away on Fightingtown- Hot Tub, Creekside Cabin | 2 bd · 3 ba · sleeps 8 | $52,632 | $292 | 49% | 5★ (29) | 0.5 mi | AirbnbVrboBooking |
Creek front cabin Mccaysville, GA Near Blue Ridge Cabin | 2 bd · 1 ba · sleeps 7 | $23,149 | $159 | 40% | 4.8★ (345) | 0.5 mi | Airbnb |
Brown Trout Lodge | Fightingtown Creek Retreat Cabin | 2 bd · 2 ba · sleeps 4 | $77,601 | $275 | 77% | 4.8★ (57) | 0.7 mi | AirbnbVrbo |
Brown Trout Lodge - River Front - Minimum Age Cabin | 2 bd · 2 ba · sleeps 4 | $38,562 | $267 | 40% | 4.9★ (16) | 0.7 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$43,519
NOI
$21,208
Cash flow /mo
-$578
Cash needed
$139,250
Cash-on-cash
-5.0%
ROE (yr 1)
6.1%
Cap rate
5.0%
DSCR
0.75
Year-1 write-off
$105,616
Year-1 tax shield @ 32%
$33,797
Year-1 return on equity
- Cash flow (annual)-$6,938
- Principal paydown$2,647
- Appreciation at%$12,750
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)$8,704
- Platform fees (3% of revenue)$1,306
- Maintenance / capex (5% of revenue)$2,176
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,399
- Insurance (STR-rated)$4,526
Cash needed to close
- Down payment (25%)$106,250
- Closing costs (4.0%)$17,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,797
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
$393,000
Short-life (5/15-yr)
$89,000 · 23%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 8% (county tax record, market value split) · building $304,000 over 39 years · new furniture $16,000
Based on: 1,131 sq ft, built 2000, 2 bd / 2 ba, unfurnished, listing features (hot tub, patio, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $79,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$8,300 new × 40% good × 3.16 allocation
- $10,700
Kitchen countertops (stone)listing
$8,500 new × 40% good × 3.16 allocation
- $2,500
Decorative trimdefault
$2,000 new × 40% good × 3.16 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.16 allocation
- $1,100
Shelvingdefault
$900 new × 40% good × 3.16 allocation
- $3,500
Window coverings (11)default
$2,800 new × 40% good × 3.16 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$6,400 new × 48% good × 3.16 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 48% good × 3.16 allocation
- $7,500
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 3.16 allocation
- $11,400
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.16 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 3.16 allocation
- $5,300
Landscaping (minimal)listing
$3,400 new × 50% good × 3.16 allocation
- $8,000
Patioslisting
$5,100 new × 50% good × 3.16 allocation
- $1,800
Decks & porches (attached)default
$1,100 new × 50% good × 3.16 allocation
- $219,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$122,400 new × 57% good × 3.16 allocation
- $19,200
Building plumbing & fixturesdefault
$12,700 new × 48% good × 3.16 allocation
- $17,600
Building electrical & lightingdefault
$11,600 new × 48% good × 3.16 allocation
- $16,100
HVACdefault
$12,700 new × 40% good × 3.16 allocation
- $9,200
Hardwood & tile floorsdefault
$7,300 new × 40% good × 3.16 allocation
- $3,300
Fireplacelisting
$2,600 new × 40% good × 3.16 allocation
- $19,000
Septic systemlisting
$12,000 new × 50% good × 3.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,200 | $26,100 | $300 | $105,600 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $272,100 | $272,100 |
| Total | $79,200 | $26,100 | $303,600 | $408,800 |
The building's share of the price ($393,000) is 3.2x our depreciated replacement cost of the home ($124,000). 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.