203 Buck Creek Trl
Epworth, GA 30541
$699,000
3 bd · 3 ba · 2,080 sqft · Listed 27d ago
View on Realtor.com →Year built
2022
Sqft
2,080
Lot sqft
124,146
HOA / mo
$38
Furnished
No
List date
2026-08-31T14:38:50.000000Z
Revenue
Annual revenue
$46,459
ADR
$267
Occupancy
48%
Cleaning fees (12 mo)
$10,168
Confidence
Low (42.73), 7 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cherokee Dream Cabin | 3 bd · 3.5 ba · sleeps 9 | $16,650 | $294 | 16% | 5★ (56) | 0.2 mi | AirbnbVrbo |
 Mountain View Lodge Cabin | 3 bd · 3 ba · sleeps 6 | $52,772 | $322 | 45% | 5★ (3) | 0.2 mi | AirbnbBooking |
 Morgan Trail - Hot tub & ping pong table Cabin | 3 bd · 2.5 ba · sleeps 6 | $94,752 | $374 | 69% | 4.7★ (106) | 0.4 mi | AirbnbVrbo |
 Appalachian Sunrise - Nearby hikes + a hot tub! Cabin | 3 bd · 3 ba · sleeps 6 | $49,174 | $272 | 50% | 4.6★ (58) | 0.6 mi | AirbnbVrboBooking |
 Jolley Good Time! Secluded! Hot tub & more! Cabin | 3 bd · 2 ba · sleeps 6 | $26,651 | $174 | 42% | 4.8★ (69) | 0.7 mi | AirbnbVrboBooking |
 3 State Mountain-View w/Hot Tub/Fire Pit/Pets Yes! Cabin | 3 bd · 3 ba · sleeps 10 | $26,281 | $272 | 26% | 5★ (34) | 0.7 mi | AirbnbVrbo |
 Stunning Views! Secluded Mountaintop Romance Cabin | 3 bd · 3 ba · sleeps 6 | $65,147 | $537 | 33% | 4.5★ (29) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$46,459
NOI
$19,625
Cash flow /mo
-$2,131
Cash needed
$228,210
Cash-on-cash
-11.2%
ROE (yr 1)
-0.0%
Cap rate
2.8%
DSCR
0.43
Year-1 write-off
$175,214
Year-1 tax shield @ 32%
$56,069
Year-1 return on equity
- Cash flow (annual)-$25,575
- Principal paydown$4,574
- Appreciation at%$20,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,292
- Platform fees (3% of revenue)$1,394
- Maintenance / capex (5% of revenue)$2,323
- Utilities & supplies$4,200
- HOA$456
- Property tax$1,725
- Insurance (STR-rated)$7,444
Cash needed to close
- Down payment (25%)$174,750
- Closing costs (4.0%)$27,960
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,069
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
$614,000
Short-life (5/15-yr)
$147,000 · 24%
Year-1 deduction
$175,000
Year-1 tax shield @ 32%
$56,000
Land 12% (county tax record, market value split) · building $467,000 over 39 years · new furniture $26,000
Based on: 2,080 sq ft, built 2022, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, fence, game room, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $111,000 in year 1 (14% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,700
Kitchen cabinetsdefault
$10,400 new × 84% good × 1.58 allocation
- $14,000
Kitchen countertops (stone)listing
$10,600 new × 84% good × 1.58 allocation
- $4,800
Decorative trimdefault
$3,600 new × 84% good × 1.58 allocation
- $500
Mirrorsdefault
$500 new × 67% good × 1.58 allocation
- $1,600
Shelvingdefault
$1,200 new × 84% good × 1.58 allocation
- $5,000
Window coverings (21)default
$5,300 new × 60% good × 1.58 allocation
- $11,700
Kitchen & laundry equipment plumbingdefault
$8,100 new × 92% good × 1.58 allocation
- $7,100
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 92% good × 1.58 allocation
- $6,200
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 67% good × 1.58 allocation
- $8,500
Hot tub (freestanding)listing
$9,000 new × 60% good × 1.58 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,500
Paving: driveway & walks (paved)default
$9,500 new × 84% good × 1.58 allocation
- $12,100
Landscaping (typical)default
$9,100 new × 84% good × 1.58 allocation
- $12,400
Patioslisting
$9,400 new × 84% good × 1.58 allocation
- $29,500
Decks & porches (attached)listing
$23,400 new × 80% good × 1.58 allocation
- $7,600
Fencinglisting
$6,000 new × 80% good × 1.58 allocation
- $332,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$225,600 new × 93% good × 1.58 allocation
- $34,000
Building plumbing & fixturesdefault
$23,400 new × 92% good × 1.58 allocation
- $34,300
Building electrical & lightingdefault
$23,600 new × 92% good × 1.58 allocation
- $29,600
HVACdefault
$23,400 new × 80% good × 1.58 allocation
- $17,700
Hardwood & tile floorsdefault
$13,400 new × 84% good × 1.58 allocation
- $3,500
Fireplacelisting
$2,600 new × 84% good × 1.58 allocation
- $15,900
Septic systemlisting
$12,000 new × 84% good × 1.58 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $98,600 | $74,100 | $2,500 | $175,200 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $416,800 | $416,800 |
| Total | $98,600 | $74,100 | $467,200 | $639,900 |
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: Georgia disallows 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.