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370 High Ridge Rd

370 High Ridge Rd

Epworth, GA 30541

$995,000

3 bd · 3.5 ba · 2,836 sqft · Listed 6d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2020

Sqft

2,836

Lot sqft

150,282

HOA / mo

$0

Furnished

No

List date

2026-09-21T12:19:33.000000Z

Revenue

Annual revenue

$45,477

ADR

$296

Occupancy

42%

Cleaning fees (12 mo)

$10,253

Confidence

Med (54.94), 5 comps

Comp revenue range (p25 / median / p75)

$31,864$52,772$59,443

  • 3BR/3.5BA Luxury | Hot Tub | Wi-Fi | Firepit |View

    Cabin · 3 bd · 3 ba · sleeps 9 · 0.1 mi

    Revenue $31,864ADR $347Occ ≈ 25%4.8★ (56)

    AirbnbVrboBooking

  • Tranquil Ridge- View, pet friendly, hot tub, sauna

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

    Revenue $65,394ADR $309Occ ≈ 58%5★ (68)

    AirbnbVrbo

  • New-Modern-Jacuzzi-Arcades-Games-Firepit-King Beds

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi

    Revenue $59,443ADR $277Occ ≈ 59%5★ (57)

    AirbnbVrbo

  • Cherokee Dream

    Cabin · 3 bd · 3.5 ba · sleeps 9 · 0.7 mi

    Revenue $16,650ADR $294Occ ≈ 16%5★ (56)

    AirbnbVrbo

  • Mountain View Lodge

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.8 mi

    Revenue $52,772ADR $322Occ ≈ 45%5★ (3)

    AirbnbBooking

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

$45,477

NOI

$14,716

Cash flow /mo

$1,226

Cash needed

$1,054,300

Cash-on-cash (all cash)

1.4%

ROE (yr 1)

4.2%

Cap rate

1.5%

DSCR

—

Year-1 write-off

$154,994

Year-1 tax shield @ 32%

$49,598

Year-1 return on equity

  • Cash flow (annual)$14,716
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$29,850
ROE4.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)8.9%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,095
  • Platform fees (3% of revenue)$1,364
  • Maintenance / capex (5% of revenue)$2,274
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,231
  • Insurance (STR-rated)$10,597

Cash needed to close

  • Purchase price (all cash)$995,000
  • Closing costs (4.0%)$39,800
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$49,598

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

$846,000

Short-life (5/15-yr)

$133,000 · 16%

Year-1 deduction

$155,000

Year-1 tax shield @ 32%

$50,000

Land 15% (market default, no usable tax-record split) · building $713,000 over 39 years · new furniture $20,000

Based on: 2,836 sq ft, built 2020, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, patio, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $112,000 in year 1 (11% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$100,800

  • Kitchen cabinetsdefault

    $12,000 new × 76% good × 1.85 allocation

    $16,900

  • Kitchen countertopsdefault

    $9,800 new × 76% good × 1.85 allocation

    $13,800

  • Decorative trimdefault

    $5,000 new × 76% good × 1.85 allocation

    $7,000

  • Mirrorsdefault

    $500 new × 50% good × 1.85 allocation

    $400

  • Shelvingdefault

    $1,200 new × 76% good × 1.85 allocation

    $1,700

  • Window coverings (28)default

    $7,000 new × 40% good × 1.85 allocation

    $5,200

  • Kitchen & laundry equipment plumbingdefault

    $9,300 new × 88% good × 1.85 allocation

    $15,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,700 new × 88% good × 1.85 allocation

    $9,200

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

    $5,900 new × 50% good × 1.85 allocation

    $5,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.85 allocation

    $6,600

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$51,900

  • Paving: driveway & walks (paved)default

    $11,000 new × 76% good × 1.85 allocation

    $15,500

  • Landscaping (typical)default

    $10,600 new × 76% good × 1.85 allocation

    $14,900

  • Patioslisting

    $12,800 new × 76% good × 1.85 allocation

    $17,900

  • Decks & porches (attached)default

    $2,800 new × 70% good × 1.85 allocation

    $3,600
Building, 39-year$712,500

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

    $308,200 new × 90% good × 1.85 allocation

    $511,900

  • Building plumbing & fixturesdefault

    $32,000 new × 88% good × 1.85 allocation

    $51,900

  • Building electrical & lightingdefault

    $33,200 new × 88% good × 1.85 allocation

    $53,900

  • HVACdefault

    $31,900 new × 70% good × 1.85 allocation

    $41,300

  • Hardwood & tile floorsdefault

    $18,300 new × 76% good × 1.85 allocation

    $25,600

  • Fireplaces (3)listing

    $7,900 new × 76% good × 1.85 allocation

    $11,100

  • Septic systemlisting

    $12,000 new × 76% good × 1.85 allocation

    $16,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$100,800$51,900$2,300$155,000
2$0$0$18,300$18,300
3$0$0$18,300$18,300
4$0$0$18,300$18,300
5$0$0$18,300$18,300
6+$0$0$637,200$637,200
Total$100,800$51,900$712,500$865,200

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: 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.