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93 Trails End

93 Trails End

Epworth, GA 30541

$1,100,000

3 bd · 3 ba · 2,800 sqft · Listed 15d ago

View on Realtor.com →
Rental historyEst. land %

Year built

2021

Sqft

2,800

Lot sqft

472,626

HOA / mo

None

Furnished

Yes

List date

2026-09-12T13:30:06.000000Z

Revenue

Annual revenue

$51,716

ADR

$270

Occupancy

52%

Cleaning fees (12 mo)

$8,355

Confidence

Low (51.52), 11 comps

Comp revenue range (p25 / median / p75)

$37,758$57,985$62,726

  • Paradise Creek- Family Friendly, Hot Tub, Creek

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi

    Revenue $61,519ADR $395Occ ≈ 43%5★ (18)

    AirbnbVrbo

  • Bear Naked Hideaway - Hot tub, creek, and firepit!

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $62,573ADR $216Occ ≈ 79%4.5★ (13)

    AirbnbVrboBooking

  • Paradise Creek

    Vacation home · 3 bd · 3 ba · sleeps 10 · 0.2 mi

    Revenue $57,985ADR $371Occ ≈ 43%—

    Booking

  • Sasquatch River Retreat

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $62,879ADR $232Occ ≈ 74%5★ (85)

    AirbnbVrbo

  • Fightingtown Creek Lodge

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi

    Revenue $49,129ADR $345Occ ≈ 39%5★ (4)

    AirbnbBooking

  • Luxury waterfront cabin-Hot Tub/fenced yard/gated

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi

    Revenue $69,533ADR $397Occ ≈ 48%4.9★ (27)

    Airbnb

  • River Lodge- Pet Friendly, Steps 2 Creek, Hot Tub

    Cabin · 3 bd · 4 ba · sleeps 10 · 0.4 mi

    Revenue $81,792ADR $481Occ ≈ 47%5★ (10)

    AirbnbVrbo

  • Beautiful Creekside Cabin in Blue Ridge, GA

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.4 mi

    Revenue $48,121ADR $341Occ ≈ 39%5★ (36)

    AirbnbVrbo

  • NEW! Ultimate Trout Fishing on FIGHTINGTOWN CREEK, Hot Tub & fenced yard

    Cabin · 3 bd · 4 ba · sleeps 8 · 0.4 mi

    Revenue $6,186ADR $383Occ ≈ 4%—

    Vrbo

  • River Lodge

    Vacation home · 3 bd · 4 ba · sleeps 8 · 0.4 mi

    Revenue $27,395ADR $570Occ ≈ 13%—

    Booking

Show all 11 comps

  • Papa’s Paradise in Blue Ridge

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $13,450ADR $186Occ ≈ 20%5★ (3)

    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

Est. revenue

$51,716

NOI

$12,961

Cash flow /mo

$1,080

Cash needed

$1,144,000

Cash-on-cash (all cash)

1.1%

ROE (yr 1)

4.0%

Cap rate

1.2%

DSCR

—

Year-1 write-off

$149,277

Year-1 tax shield @ 32%

$47,769

Year-1 return on equity

  • Cash flow (annual)$12,961
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$33,000
ROE4.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)8.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,343
  • Platform fees (3% of revenue)$1,551
  • Maintenance / capex (5% of revenue)$2,586
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$8,360
  • Insurance (STR-rated)$11,715

Cash needed to close

  • Purchase price (all cash)$1,100,000
  • Closing costs (4.0%)$44,000
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$47,769

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

$937,000

Short-life (5/15-yr)

$147,000 · 16%

Year-1 deduction

$149,000

Year-1 tax shield @ 32%

$48,000

Land 15% (market default, no usable tax-record split) · building $790,000 over 39 years

Based on: 2,800 sq ft, built 2021, 3 bd / 3 ba, furnished, listing features (hot tub, game room, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $100,000 in year 1 (10% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$108,000

  • Kitchen cabinetsdefault

    $11,900 new × 80% good × 2.02 allocation

    $19,300

  • Kitchen countertopsdefault

    $9,800 new × 80% good × 2.02 allocation

    $15,800

  • Decorative trimdefault

    $4,900 new × 80% good × 2.02 allocation

    $7,900

  • Mirrorsdefault

    $500 new × 58% good × 2.02 allocation

    $500

  • Shelvingdefault

    $1,200 new × 80% good × 2.02 allocation

    $1,900

  • Window coverings (28)default

    $7,000 new × 50% good × 2.02 allocation

    $7,100

  • Kitchen & laundry equipment plumbingdefault

    $9,300 new × 90% good × 2.02 allocation

    $16,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,600 new × 90% good × 2.02 allocation

    $10,200

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 58% good × 2.02 allocation

    $9,100

  • Hot tub (freestanding)listing

    $9,000 new × 50% good × 2.02 allocation

    $9,100

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800

  • Game-room equipment (used)listing

    $6,000 new × 40% good · out of the price

    $2,400
15-year land improvements$38,700

  • Paving: driveway & walks (paved)default

    $11,000 new × 80% good × 2.02 allocation

    $17,700

  • Landscaping (minimal)listing

    $5,300 new × 80% good × 2.02 allocation

    $8,500

  • Patiosdefault

    $2,800 new × 80% good × 2.02 allocation

    $4,500

  • Decks & porches (attached)default

    $2,800 new × 75% good × 2.02 allocation

    $4,200

  • Site lightinglisting

    $2,500 new × 75% good × 2.02 allocation

    $3,800
Building, 39-year$789,800

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

    $304,300 new × 92% good × 2.02 allocation

    $563,700

  • Building plumbing & fixturesdefault

    $31,600 new × 90% good × 2.02 allocation

    $57,400

  • Building electrical & lightingdefault

    $32,800 new × 90% good × 2.02 allocation

    $59,600

  • HVACdefault

    $31,500 new × 75% good × 2.02 allocation

    $47,800

  • Hardwood & tile floorsdefault

    $18,000 new × 80% good × 2.02 allocation

    $29,100

  • Fireplaces (3)listing

    $7,900 new × 80% good × 2.02 allocation

    $12,800

  • Septic systemlisting

    $12,000 new × 80% good × 2.02 allocation

    $19,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$108,000$38,700$2,500$149,300
2$0$0$20,300$20,300
3$0$0$20,300$20,300
4$0$0$20,300$20,300
5$0$0$20,300$20,300
6+$0$0$706,300$706,300
Total$108,000$38,700$789,800$936,500

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.