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2500 Lebanon Rd

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)

$59,972$71,420$109,411

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)

    Vrbo

  • 5 bedroom cabin retreat *Amazing mountain view*

    Cabin · 5 bd · 3.5 ba · sleeps 13 · 1.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $54,242ADR $477Occ ≈ 31%4.9★ (105)

    AirbnbVrbo

  • 5BR Creekfront Cabin | Hot Tub | Pets Allowed

    Cabin · 5 bd · 4.5 ba · sleeps 13 · 1.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $2,132ADR $660Occ ≈ 1%—

    AirbnbVrboBooking

  • 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)

    Airbnb

  • 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)

    Vrbo

  • 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)

    Airbnb

  • 9 Range View-Blue Ridge-12 guest max

    Cabin · 5 bd · 4.5 ba · sleeps 12 · 1.9 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $59,198ADR $644Occ ≈ 25%4.9★ (65)

    AirbnbVrbo

  • Sauna Cold Plunge Gym Creekside Cabin Blue Ridge

    Cabin · 5 bd · 4 ba · sleeps 14 · 2.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $108,696ADR $552Occ ≈ 54%5★ (45)

    AirbnbVrbo

  • 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)

    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

Financing
Management

Est. revenue

$96,734

NOI

$53,254

Cash flow /mo

$4,438

Cash needed

$1,067,300

Cash-on-cash (all cash)

5.0%

ROE (yr 1)

7.8%

Cap rate

5.4%

DSCR

—

Year-1 write-off

$137,434

Year-1 tax shield @ 32%

$43,979

Year-1 return on equity

  • Cash flow (annual)$53,254
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$29,850
ROE7.8%

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

  • Purchase price (all cash)$995,000
  • 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.

5-year property$104,300

  • Kitchen cabinetsdefault

    $14,900 new × 40% good × 1.89 allocation

    $11,200

  • Kitchen countertopsdefault

    $12,200 new × 40% good × 1.89 allocation

    $9,200

  • Decorative trimdefault

    $7,200 new × 40% good × 1.89 allocation

    $5,500

  • Mirrorsdefault

    $600 new × 40% good × 1.89 allocation

    $500

  • Shelvingdefault

    $1,800 new × 40% good × 1.89 allocation

    $1,400

  • Window coverings (41)default

    $10,300 new × 40% good × 1.89 allocation

    $7,700

  • Carpet, vinyl & laminate (50% of floors)listing

    $13,300 new × 40% good × 1.89 allocation

    $10,000

  • Kitchen & laundry equipment plumbingdefault

    $11,600 new × 62% good × 1.89 allocation

    $13,500

  • Kitchen, laundry & data equipment electricaldefault

    $7,000 new × 62% good × 1.89 allocation

    $8,200

  • Appliances (range, microwave, dishwasher, disposal, refrigerator)listing

    $6,100 new × 40% good × 1.89 allocation

    $4,600

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$32,400

  • Paving: driveway & walks (paved)default

    $13,300 new × 50% good × 1.89 allocation

    $12,600

  • Landscaping (typical)default

    $12,800 new × 50% good × 1.89 allocation

    $12,100

  • Patiosdefault

    $4,100 new × 50% good × 1.89 allocation

    $3,900

  • Decks & porches (attached)default

    $4,100 new × 50% good × 1.89 allocation

    $3,900
Building, 39-year$750,400

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $449,100 new × 68% good × 1.89 allocation

    $579,200

  • Building plumbing & fixturesdefault

    $46,600 new × 62% good × 1.89 allocation

    $54,600

  • Building electrical & lightingdefault

    $49,600 new × 62% good × 1.89 allocation

    $58,100

  • HVACdefault

    $46,500 new × 40% good × 1.89 allocation

    $35,100

  • Hardwood & tile floorsdefault

    $13,300 new × 40% good × 1.89 allocation

    $10,000

  • Fireplacelisting

    $2,600 new × 40% good × 1.89 allocation

    $2,000

  • Septic systemlisting

    $12,000 new × 50% good × 1.89 allocation

    $11,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.