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

135 Morgan Trl

Epworth, GA 30541

$699,000

4 bd · 3 ba · 2,184 sqft · Listed 3d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2026

Sqft

2,184

Lot sqft

88,862

HOA / mo

$29

Furnished

List date

2026-10-08T16:28:32.000000Z

Revenue

Annual revenue

$92,380

ADR

$393

Occupancy

64%

Cleaning fees (12 mo)

$14,183

Confidence

Low (17.91), 14 comps

Comp revenue range (p25 / median / p75)

$33,799$53,386$108,669

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

Median revenue of shown comps: $53,386

Morgan Trail - Stunning Mountain Masterpiece
Vacation home · 3 bd · 3 ba · sleeps 6 · 0 ft
Revenue $91,480ADR $351Occ ≈ 71%—
Booking
6 Acre Summit
Vacation home · 5 bd · 4 ba · sleeps 10 · 0 ft
Revenue $99,729ADR $694Occ ≈ 39%—
Booking
Infinity Ridge: Elevated Pool Escape w/ Epic Views
Cabin · 5 bd · 3.5 ba · sleeps 13 · 13 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $141,401ADR $800Occ ≈ 48%5★ (19)
Airbnb
Luxe 2,500 Sq ft Historic Retreat-Near Blue Ridge
Apartment · 3 bd · 2 ba · sleeps 8 · 98 ft
Revenue $5,064ADR $199Occ ≈ 7%5★ (3)
Delisted
6 Acre Summit - Mtn Views, Trout Fishing, Pool 26!
Cabin · 4 bd · 4 ba · sleeps 10 · 233 ft
Revenue $136,439ADR $757Occ ≈ 49%5★ (2)
Airbnb
Unique rustic farmhouse with games and charm
Apartment · 3 bd · 2 ba · sleeps 8 · 338 ft
- A/C
- Wifi
- Kitchen
- Washer
Revenue $9,024ADR $176Occ ≈ 14%5★ (3)
Airbnb Vrbo Booking
Spa, 2 Fireplaces, Game Rm, Firepit, Quiet Views
Cabin · 4 bd · 3.5 ba · sleeps 8 · 364 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $4,492ADR $336Occ ≈ 4%5★ (2)
Airbnb Vrbo
Modern Luxury Fightingtown Creek Cabin
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $55,814ADR $330Occ ≈ 46%5★ (57)
Airbnb Vrbo
Altitude Adjustment
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $30,761ADR $433Occ ≈ 19%—
Booking
Comfy King Beds! | NEW Arcade! | Creek! | Hot Tub!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi
- Pets OK
- Wifi
- Kitchen
- Washer
- +1
Revenue $50,958ADR $220Occ ≈ 63%4.8★ (148)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Morgan Trail - Stunning Mountain Masterpiece Vacation home	3 bd · 3 ba · sleeps 6	$91,480	$351	71%	—	0 ft	Booking
6 Acre Summit Vacation home	5 bd · 4 ba · sleeps 10	$99,729	$694	39%	—	0 ft	Booking
Infinity Ridge: Elevated Pool Escape w/ Epic Views Cabin Hot tub Pool A/C Free parking +6	5 bd · 3.5 ba · sleeps 13	$141,401	$800	48%	5★ (19)	13 ft	Airbnb
Luxe 2,500 Sq ft Historic Retreat-Near Blue Ridge Apartment	3 bd · 2 ba · sleeps 8	$5,064	$199	7%	5★ (3)	98 ft	Delisted
6 Acre Summit - Mtn Views, Trout Fishing, Pool 26! Cabin	4 bd · 4 ba · sleeps 10	$136,439	$757	49%	5★ (2)	233 ft	Airbnb
Unique rustic farmhouse with games and charm Apartment A/C Wifi Kitchen Washer	3 bd · 2 ba · sleeps 8	$9,024	$176	14%	5★ (3)	338 ft	Airbnb Vrbo Booking
Spa, 2 Fireplaces, Game Rm, Firepit, Quiet Views Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3.5 ba · sleeps 8	$4,492	$336	4%	5★ (2)	364 ft	Airbnb Vrbo
Modern Luxury Fightingtown Creek Cabin Cabin Hot tub A/C Free parking Wifi +5	3 bd · 3.5 ba · sleeps 8	$55,814	$330	46%	5★ (57)	0.1 mi	Airbnb Vrbo
Altitude Adjustment Vacation home	3 bd · 2 ba · sleeps 6	$30,761	$433	19%	—	0.2 mi	Booking
Comfy King Beds! \| NEW Arcade! \| Creek! \| Hot Tub! Cabin Pets OK Wifi Kitchen Washer +1	3 bd · 3 ba · sleeps 6	$50,958	$220	63%	4.8★ (148)	0.6 mi	Airbnb Vrbo Booking

Show 4 more

Blue Ridge Cabin/Basketball-Putting Green - Creek
Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $111,649ADR $413Occ ≈ 74%4.9★ (147)
Airbnb Vrbo
Lazy Bear Cove - Epworth, GA
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $42,913ADR $206Occ ≈ 57%4.9★ (16)
Airbnb Vrbo Booking
Boujee Lodge: Epic Views•Hot-Tub•Fire-Pit•Games•EV
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +6
Revenue $213,975ADR $679Occ ≈ 86%5★ (187)
Airbnb Vrbo
Wildwood Creek
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $48,686ADR $254Occ ≈ 53%5★ (14)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Blue Ridge Cabin/Basketball-Putting Green - Creek Cabin Hot tub A/C Free parking Wifi +5	4 bd · 3 ba · sleeps 12	$111,649	$413	74%	4.9★ (147)	0.7 mi	Airbnb Vrbo
Lazy Bear Cove - Epworth, GA Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 6	$42,913	$206	57%	4.9★ (16)	0.7 mi	Airbnb Vrbo Booking
Boujee Lodge: Epic Views•Hot-Tub•Fire-Pit•Games•EV Cabin Hot tub A/C Free parking Wifi +6	3 bd · 3 ba · sleeps 6	$213,975	$679	86%	5★ (187)	0.7 mi	Airbnb Vrbo
Wildwood Creek Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 6	$48,686	$254	53%	5★ (14)	0.7 mi	Airbnb 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

$92,380

NOI

$54,015

Cash flow /mo

$600

Cash needed

$225,710

Cash-on-cash

3.2%

ROE (yr 1)

14.4%

Cap rate

7.7%

DSCR

1.15

Year-1 write-off

$125,034

Year-1 tax shield @ 32%

$40,011

Year-1 return on equity

Cash flow (annual)$7,195
Principal paydown$4,251
Appreciation at%$20,970

ROE14.4%

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)$18,476
Platform fees (3% of revenue)$2,771
Maintenance / capex (5% of revenue)$4,619
Utilities & supplies$4,200
HOA$348
Property tax$506
Insurance (STR-rated)$7,444

Cash needed to close

Down payment (25%)$174,750
Closing costs (4.0%)$27,960
Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

Tax shield @ 32%$40,011

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$594,000

Short-life (5/15-yr)

$102,000 · 17%

Year-1 deduction

$125,000

Year-1 tax shield @ 32%

$40,000

Land 15% (market default, no usable tax-record split) · building $493,000 over 39 years · new furniture $23,000

Based on: 2,184 sq ft, built 2026, 4 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $86,000 in year 1 (10% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$97,600

Kitchen cabinetsdefault
$10,600 new × 100% good × 1.44 allocation
$15,200
Kitchen countertopsdefault
$8,700 new × 100% good × 1.44 allocation
$12,500
Decorative trimdefault
$3,800 new × 100% good × 1.44 allocation
$5,500
Mirrorsdefault
$500 new × 100% good × 1.44 allocation
$600
Shelvingdefault
$1,500 new × 100% good × 1.44 allocation
$2,200
Window coverings (22)default
$5,500 new × 100% good × 1.44 allocation
$7,900
Kitchen & laundry equipment plumbingdefault
$8,200 new × 100% good × 1.44 allocation
$11,900
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 100% good × 1.44 allocation
$7,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 1.44 allocation
$11,700
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$26,900

Paving: driveway & walks (paved)default
$9,700 new × 100% good × 1.44 allocation
$13,900
Landscaping (minimal)listing
$4,700 new × 100% good × 1.44 allocation
$6,700
Patiosdefault
$2,200 new × 100% good × 1.44 allocation
$3,100
Decks & porches (attached)default
$2,200 new × 100% good × 1.44 allocation
$3,100

Building, 39-year$492,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$236,700 new × 100% good × 1.44 allocation
$340,800
Building plumbing & fixturesdefault
$24,600 new × 100% good × 1.44 allocation
$35,400
Building electrical & lightingdefault
$25,000 new × 100% good × 1.44 allocation
$35,900
HVACdefault
$24,600 new × 100% good × 1.44 allocation
$35,400
Hardwood & tile floorsdefault
$14,100 new × 100% good × 1.44 allocation
$20,200
Fireplaces (2)listing
$5,300 new × 100% good × 1.44 allocation
$7,600
Septic systemlisting
$12,000 new × 100% good × 1.44 allocation
$17,300

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	$97,600	$26,900	$500	$125,000
2	$0	$0	$12,600	$12,600
3	$0	$0	$12,600	$12,600
4	$0	$0	$12,600	$12,600
5	$0	$0	$12,600	$12,600
6+	$0	$0	$441,600	$441,600
Total	$97,600	$26,900	$492,600	$617,200

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.