931 Foster Branch Rd
Epworth, GA 30541
$489,000
2 bd · 1 ba · 850 sqft · Listed today
View on Realtor.com →Year built
1992
Sqft
850
Lot sqft
279,220
HOA / mo
None
Furnished
Yes
List date
2026-10-15T01:17:17.000000Z
Revenue
Annual revenue
$59,181
ADR
$228
Occupancy
71%
Cleaning fees (12 mo)
$5,196
Confidence
Low (32.23), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $53,447
Remote Impressive Modern Tower Incredible for a Glamping Experience in Epworth, Georgia
Vacation home · 1 bd · 1 ba · sleeps 2 · 0.7 mi
Revenue $87,652ADR $442Occ ≈ 54%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lookout Tower On River~Rooftop Deck~Hoist Basket! Tower | 1 bd · 1 ba · sleeps 3 | $102,260 | $359 | 78% | 5★ (208) | 0.7 mi | AirbnbVrbo |
Remote Impressive Modern Tower Incredible for a Glamping Experience in Epworth, Georgia Vacation home | 1 bd · 1 ba · sleeps 2 | $87,652 | $442 | 54% | — | 0.7 mi | Booking |
Blue Ridge Mountainside Cottage w/ Fire Pit! Cottage | 2 bd · 2 ba · sleeps 4 | $11,778 | $176 | 18% | 5★ (79) | 1.4 mi | AirbnbVrboBooking |
JME Retreat at the Cohutta Reserve Cabin | 2 bd · 1 ba · sleeps 4 | $53,447 | $280 | 52% | 4.5★ (4) | 1.4 mi | AirbnbVrboBooking |
JME Retreat - Cast a Line, Stay Awhile Cabin | 2 bd · 1 ba · sleeps 4 | $22,423 | $263 | 23% | 5★ (2) | 1.5 mi | AirbnbVrbo |
JME Retreat Vacation home | 2 bd · 1 ba · sleeps 4 | $20,287 | $285 | 20% | — | 1.5 mi | Booking |
Stunning Mountain View! Hot tub & Game room! Dogs Cabin | 3 bd · 2 ba · sleeps 6 | $72,323 | $280 | 71% | 5★ (62) | 2.2 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$59,181
NOI
$32,543
Cash flow /mo
-$18
Cash needed
$141,810
Cash-on-cash
-0.1%
ROE (yr 1)
12.3%
Cap rate
6.7%
DSCR
0.99
Year-1 write-off
$109,260
Year-1 tax shield @ 32%
$34,963
Year-1 return on equity
- Cash flow (annual)-$211
- Principal paydown$2,974
- Appreciation at%$14,670
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)$11,836
- Platform fees (3% of revenue)$1,775
- Maintenance / capex (5% of revenue)$2,959
- Utilities & supplies$4,200
- HOA$0
- Property tax$659
- Insurance (STR-rated)$5,208
Cash needed to close
- Down payment (25%)$122,250
- Closing costs (4.0%)$19,560
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,963
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
$358,000
Short-life (5/15-yr)
$109,000 · 30%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 27% (county tax record, market value split) · building $249,000 over 39 years
Based on: 850 sq ft, built 1992, 2 bd / 1 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $59,000 in year 1 (17% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,700
Kitchen cabinetsdefault
$7,700 new × 40% good × 4.15 allocation
- $13,000
Kitchen countertops (stone)listing
$7,800 new × 40% good × 4.15 allocation
- $2,500
Decorative trimdefault
$1,500 new × 40% good × 4.15 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 4.15 allocation
- $1,500
Shelvingdefault
$900 new × 40% good × 4.15 allocation
- $3,700
Window coverings (9)default
$2,300 new × 40% good × 4.15 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 4.15 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 4.15 allocation
- $12,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 4.15 allocation
- $6,400
Furniture conveyed with the sale (used)listing
$16,000 new × 40% good · out of the price
- $12,600
Paving: driveway & walks (paved)default
$6,000 new × 50% good × 4.15 allocation
- $6,000
Landscaping (minimal)listing
$2,900 new × 50% good × 4.15 allocation
- $1,700
Patiosdefault
$800 new × 50% good × 4.15 allocation
- $19,900
Decks & porches (attached)listing
$9,600 new × 50% good × 4.15 allocation
- $165,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$91,800 new × 43% good × 4.15 allocation
- $15,800
Building plumbing & fixturesdefault
$9,500 new × 40% good × 4.15 allocation
- $13,400
Building electrical & lightingdefault
$8,000 new × 40% good × 4.15 allocation
- $15,900
HVACdefault
$9,600 new × 40% good × 4.15 allocation
- $9,100
Hardwood & tile floorsdefault
$5,500 new × 40% good × 4.15 allocation
- $4,400
Fireplacelisting
$2,600 new × 40% good × 4.15 allocation
- $24,900
Septic systemlisting
$12,000 new × 50% good × 4.15 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,800 | $40,200 | $300 | $109,300 |
| 2 | $0 | $0 | $6,400 | $6,400 |
| 3 | $0 | $0 | $6,400 | $6,400 |
| 4 | $0 | $0 | $6,400 | $6,400 |
| 5 | $0 | $0 | $6,400 | $6,400 |
| 6+ | $0 | $0 | $222,900 | $222,900 |
| Total | $68,800 | $40,200 | $248,700 | $357,700 |
The building's share of the price ($351,000) is 4.2x our depreciated replacement cost of the home ($85,000). 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.