2500 Lebanon Rd
Epworth, GA 30541
$995,000
5 bd · 4.5 ba · 4,132 sqft · Listed 7d ago
View on Realtor.com →Year built
2007
Sqft
4,132
Lot sqft
435,600
HOA / mo
$0
Furnished
No
List date
2026-11-05T21:13:35.000000Z
Revenue
Annual revenue
$96,734
ADR
$579
Occupancy
46%
Cleaning fees (12 mo)
$16,337
Confidence
Low (44.28), 14 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $63,580
Infinity Ridge: Elevated Pool Escape w/ Epic Views • Hot-Tub • Fire-Pit • Games
Cabin · 5 bd · 3.5 ba · sleeps 13 · 1.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $169,765ADR $810Occ ≈ 57%5★ (14)
Black Bear River Lodge- Pet Friendly, Creek Access
Cabin · 5 bd · 4.5 ba · sleeps 16 · 1.6 mi
Revenue $71,420ADR $570Occ ≈ 34%4.7★ (13)
BUDDHA BLUE RIDGE RIVER Luxury unique cabin riverfront Pool and spa
Cabin · 5 bd · 5 ba · sleeps 16 · 1.7 mi
- A/C
- Wifi
- Washer
Revenue $60,746ADR $1,455Occ ≈ 11%4.4★ (10)
The Ellewood, A Modern Mountain Chalet
House · 5 bd · 4.5 ba · sleeps 16 · 1.8 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $63,580ADR $1,014Occ ≈ 17%5★ (8)
A+ VIEWS | HotTub | King Bed | GameRM | Mins to BR
Cabin · 5 bd · 4.5 ba · sleeps 13 · 2.0 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $127,213ADR $442Occ ≈ 79%4.9★ (104)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Infinity Ridge: Elevated Pool Escape w/ Epic Views • Hot-Tub • Fire-Pit • Games Cabin
| 5 bd · 3.5 ba · sleeps 13 | $169,765 | $810 | 57% | 5★ (14) | 1.2 mi | Vrbo |
5 bedroom cabin retreat *Amazing mountain view* Cabin
| 5 bd · 3.5 ba · sleeps 13 | $54,242 | $477 | 31% | 4.9★ (105) | 1.5 mi | AirbnbVrbo |
5BR Creekfront Cabin | Hot Tub | Pets Allowed Cabin
| 5 bd · 4.5 ba · sleeps 13 | $2,132 | $660 | 1% | — | 1.6 mi | AirbnbVrboBooking |
Black Bear River Lodge- Pet Friendly, Creek Access Cabin | 5 bd · 4.5 ba · sleeps 16 | $71,420 | $570 | 34% | 4.7★ (13) | 1.6 mi | Airbnb |
BUDDHA BLUE RIDGE RIVER Luxury unique cabin riverfront Pool and spa Cabin
| 5 bd · 5 ba · sleeps 16 | $60,746 | $1,455 | 11% | 4.4★ (10) | 1.7 mi | Vrbo |
The Ellewood, A Modern Mountain Chalet House
| 5 bd · 4.5 ba · sleeps 16 | $63,580 | $1,014 | 17% | 5★ (8) | 1.8 mi | Airbnb |
9 Range View-Blue Ridge-12 guest max Cabin
| 5 bd · 4.5 ba · sleeps 12 | $59,198 | $644 | 25% | 4.9★ (65) | 1.9 mi | AirbnbVrbo |
Sauna Cold Plunge Gym Creekside Cabin Blue Ridge Cabin
| 5 bd · 4 ba · sleeps 14 | $108,696 | $552 | 54% | 5★ (45) | 2.0 mi | AirbnbVrbo |
A+ VIEWS | HotTub | King Bed | GameRM | Mins to BR Cabin
| 5 bd · 4.5 ba · sleeps 13 | $127,213 | $442 | 79% | 4.9★ (104) | 2.0 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$96,734
NOI
$53,254
Cash flow /mo
-$1,002
Cash needed
$321,050
Cash-on-cash
-3.7%
ROE (yr 1)
7.5%
Cap rate
5.4%
DSCR
0.82
Year-1 write-off
$137,434
Year-1 tax shield @ 32%
$43,979
Year-1 return on equity
- Cash flow (annual)-$12,018
- Principal paydown$6,321
- Appreciation at%$29,850
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)$19,347
- Platform fees (3% of revenue)$2,902
- Maintenance / capex (5% of revenue)$4,837
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,598
- Insurance (STR-rated)$10,597
Cash needed to close
- Down payment (25%)$248,750
- Closing costs (4.0%)$39,800
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,979
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
$855,000
Short-life (5/15-yr)
$104,000 · 12%
Year-1 deduction
$137,000
Year-1 tax shield @ 32%
$44,000
Land 14% (county tax record, market value split) · building $750,000 over 39 years · new furniture $33,000
Based on: 4,132 sq ft, built 2007, 5 bd / 4.5 ba, unfurnished, listing features (game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $106,000 in year 1 (8% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$14,900 new × 40% good × 1.89 allocation
- $9,200
Kitchen countertopsdefault
$12,200 new × 40% good × 1.89 allocation
- $5,500
Decorative trimdefault
$7,200 new × 40% good × 1.89 allocation
- $500
Mirrorsdefault
$600 new × 40% good × 1.89 allocation
- $1,400
Shelvingdefault
$1,800 new × 40% good × 1.89 allocation
- $7,700
Window coverings (41)default
$10,300 new × 40% good × 1.89 allocation
- $10,000
Carpet, vinyl & laminate (50% of floors)listing
$13,300 new × 40% good × 1.89 allocation
- $13,500
Kitchen & laundry equipment plumbingdefault
$11,600 new × 62% good × 1.89 allocation
- $8,200
Kitchen, laundry & data equipment electricaldefault
$7,000 new × 62% good × 1.89 allocation
- $4,600
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 40% good × 1.89 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,600
Paving: driveway & walks (paved)default
$13,300 new × 50% good × 1.89 allocation
- $12,100
Landscaping (typical)default
$12,800 new × 50% good × 1.89 allocation
- $3,900
Patiosdefault
$4,100 new × 50% good × 1.89 allocation
- $3,900
Decks & porches (attached)default
$4,100 new × 50% good × 1.89 allocation
- $579,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$449,100 new × 68% good × 1.89 allocation
- $54,600
Building plumbing & fixturesdefault
$46,600 new × 62% good × 1.89 allocation
- $58,100
Building electrical & lightingdefault
$49,600 new × 62% good × 1.89 allocation
- $35,100
HVACdefault
$46,500 new × 40% good × 1.89 allocation
- $10,000
Hardwood & tile floorsdefault
$13,300 new × 40% good × 1.89 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.89 allocation
- $11,300
Septic systemlisting
$12,000 new × 50% good × 1.89 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $104,300 | $32,400 | $800 | $137,400 |
| 2 | $0 | $0 | $19,200 | $19,200 |
| 3 | $0 | $0 | $19,200 | $19,200 |
| 4 | $0 | $0 | $19,200 | $19,200 |
| 5 | $0 | $0 | $19,200 | $19,200 |
| 6+ | $0 | $0 | $672,700 | $672,700 |
| Total | $104,300 | $32,400 | $750,400 | $887,100 |
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.