Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

38 Sweetwater Trl

Epworth, GA 30541

$449,900

2 bd · 1,632 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

2003

Sqft

1,632

Lot sqft

63,162

HOA / mo

None

Furnished

List date

2026-10-12T15:06:43.000000Z

Revenue

Annual revenue

$37,118

ADR

$192

Occupancy

53%

Cleaning fees (12 mo)

$8,500

Confidence

Low (48.04), 15 comps

Comp revenue range (p25 / median / p75)

$21,590$38,250$48,434

Median revenue of shown comps: $40,350

Inspiration 2br- Hot Tub-Wi-Fi- Pets ok-Pool table
Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $16,560ADR $198Occ ≈ 23%4.5★ (95)
Airbnb Vrbo Booking
Cozy Romantic Cabin | Sauna Hot Tub & Scenic Views
Cabin · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $42,450ADR $287Occ ≈ 41%5★ (35)
Airbnb Vrbo
Cozy Pet-Friendly Cabin w/ Firepit | Blue Ridge
Cabin · 2 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $9,911ADR $167Occ ≈ 16%5★ (16)
Airbnb Vrbo
Blake's Bungalow on Fightingtown Creek
Cabin · 2 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $46,078ADR $287Occ ≈ 44%5★ (423)
Airbnb
Fernwood Fightingtown Creek | Fish+ Hot Tub
Cabin · 2 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $28,283ADR $212Occ ≈ 37%4.9★ (134)
Airbnb
Touch of Heaven on Fightingtown Creek
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $38,250ADR $382Occ ≈ 27%5★ (181)
Airbnb
Creekside Hideaway right on the Creek w/Hot Tub!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi
Revenue $52,606ADR $251Occ ≈ 57%4.8★ (21)
Airbnb Vrbo Booking
Riverside Retreat - Tranquility and Fun
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $44,976ADR $234Occ ≈ 53%4.9★ (19)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Inspiration 2br- Hot Tub-Wi-Fi- Pets ok-Pool table Cabin	2 bd · 2 ba · sleeps 5	$16,560	$198	23%	4.5★ (95)	0.2 mi	Airbnb Vrbo Booking
Cozy Romantic Cabin \| Sauna Hot Tub & Scenic Views Cabin	2 bd · 1 ba · sleeps 4	$42,450	$287	41%	5★ (35)	0.2 mi	Airbnb Vrbo
Cozy Pet-Friendly Cabin w/ Firepit \| Blue Ridge Cabin	2 bd · 2 ba · sleeps 7	$9,911	$167	16%	5★ (16)	0.2 mi	Airbnb Vrbo
Blake's Bungalow on Fightingtown Creek Cabin	2 bd · 2 ba · sleeps 5	$46,078	$287	44%	5★ (423)	0.2 mi	Airbnb
Fernwood Fightingtown Creek \| Fish+ Hot Tub Cabin	2 bd · 2 ba · sleeps 5	$28,283	$212	37%	4.9★ (134)	0.4 mi	Airbnb
Touch of Heaven on Fightingtown Creek Cabin	2 bd · 2 ba · sleeps 6	$38,250	$382	27%	5★ (181)	0.5 mi	Airbnb
Creekside Hideaway right on the Creek w/Hot Tub! Cabin	2 bd · 2 ba · sleeps 4	$52,606	$251	57%	4.8★ (21)	0.5 mi	Airbnb Vrbo Booking
Riverside Retreat - Tranquility and Fun Cabin	2 bd · 2 ba · sleeps 6	$44,976	$234	53%	4.9★ (19)	0.6 mi	Airbnb Vrbo 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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$37,118

NOI

$15,556

Cash flow /mo

-$1,215

Cash needed

$146,471

Cash-on-cash

-10.0%

ROE (yr 1)

1.1%

Cap rate

3.5%

DSCR

0.52

Year-1 write-off

$113,005

Year-1 tax shield @ 32%

$36,161

Year-1 return on equity

Cash flow (annual)-$14,580
Principal paydown$2,736
Appreciation at%$13,497

ROE1.1%

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)$7,424
Platform fees (3% of revenue)$1,114
Maintenance / capex (5% of revenue)$1,856
Utilities & supplies$4,200
HOA$0
Property tax$2,178
Insurance (STR-rated)$4,791

Cash needed to close

Down payment (25%)$112,475
Closing costs (4.0%)$17,996
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$36,161

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

$428,000

Short-life (5/15-yr)

$97,000 · 23%

Year-1 deduction

$113,000

Year-1 tax shield @ 32%

$36,000

Land 5% (county tax record, market value split) · building $332,000 over 39 years · new furniture $16,000

Based on: 1,632 sq ft, built 2003, 2 bd, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $71,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$71,100

Kitchen cabinetsdefault
$9,400 new × 40% good × 2.28 allocation
$8,600
Kitchen countertops (stone)listing
$9,600 new × 40% good × 2.28 allocation
$8,800
Decorative trimdefault
$2,900 new × 40% good × 2.28 allocation
$2,600
Mirrorsdefault
$200 new × 40% good × 2.28 allocation
$100
Shelvingdefault
$900 new × 40% good × 2.28 allocation
$800
Window coverings (16)default
$4,000 new × 40% good × 2.28 allocation
$3,600
Carpet, vinyl & laminate (50% of floors)listing
$5,300 new × 40% good × 2.28 allocation
$4,800
Kitchen & laundry equipment plumbingdefault
$7,300 new × 54% good × 2.28 allocation
$9,000
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 54% good × 2.28 allocation
$5,400
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 2.28 allocation
$3,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.28 allocation
$8,200
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$41,500

Paving: driveway & walks (paved)default
$8,400 new × 50% good × 2.28 allocation
$9,600
Landscaping (typical)default
$8,100 new × 50% good × 2.28 allocation
$9,200
Patiosdefault
$1,600 new × 50% good × 2.28 allocation
$1,800
Decks & porches (attached)listing
$18,400 new × 50% good × 2.28 allocation
$20,900

Building, 39-year$331,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$177,300 new × 62% good × 2.28 allocation
$249,300
Building plumbing & fixturesdefault
$18,300 new × 54% good × 2.28 allocation
$22,600
Building electrical & lightingdefault
$18,000 new × 54% good × 2.28 allocation
$22,100
HVACdefault
$18,400 new × 40% good × 2.28 allocation
$16,800
Hardwood & tile floorsdefault
$5,300 new × 40% good × 2.28 allocation
$4,800
Fireplacelisting
$2,600 new × 40% good × 2.28 allocation
$2,400
Septic systemlisting
$12,000 new × 50% good × 2.28 allocation
$13,700

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$71,100	$41,500	$400	$113,000
2	$0	$0	$8,500	$8,500
3	$0	$0	$8,500	$8,500
4	$0	$0	$8,500	$8,500
5	$0	$0	$8,500	$8,500
6+	$0	$0	$297,300	$297,300
Total	$71,100	$41,500	$331,700	$444,400

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: 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.