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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Tract Ponderosa Dr # 2

Tract Ponderosa Dr # 2

Epworth, GA 30541

$899,900

4 bd · 3 ba · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %Negative cash flow

Year built

2026

Sqft

—

Lot sqft

130,680

HOA / mo

None

Furnished

No

List date

2026-10-02T14:18:18.000000Z

Revenue

Annual revenue

$85,902

ADR

$390

Occupancy

60%

Cleaning fees (12 mo)

$13,318

Confidence

Low (20.28), 15 comps

Comp revenue range (p25 / median / p75)

$38,258$52,256$104,195

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $52,256

  • Pinnacle Place - The Height of Mountain Living

    Vacation home · 4 bd · 3 ba · sleeps 9 · 0 ft

    Revenue $80,254ADR $358Occ ≈ 61%—

    Booking

  • Morgan Trail - Stunning Mountain Masterpiece

    Vacation home · 3 bd · 3 ba · sleeps 6 · 0 ft

    Revenue $87,685ADR $342Occ ≈ 70%—

    Booking

  • 6 Acre Summit

    Vacation home · 5 bd · 4 ba · sleeps 10 · 0 ft

    Revenue $94,422ADR $689Occ ≈ 38%—

    Booking

  • Infinity Ridge: Elevated Pool Escape w/ Epic Views

    Cabin · 5 bd · 3.5 ba · sleeps 13 · 13 ft

    Revenue $123,892ADR $811Occ ≈ 42%5★ (19)

    Airbnb

  • Luxe 2,500 Sq ft Historic Retreat-Near Blue Ridge

    Apartment · 3 bd · 2 ba · sleeps 8 · 98 ft

    Revenue $4,612ADR $197Occ ≈ 6%5★ (3)

    AirbnbBooking

  • 6 Acre Summit - Mtn Views, Trout Fishing, Pool 26!

    Cabin · 4 bd · 4 ba · sleeps 10 · 233 ft

    Revenue $140,629ADR $755Occ ≈ 51%5★ (2)

    AirbnbVrbo

  • Unique rustic farmhouse with games and charm

    Apartment · 3 bd · 2 ba · sleeps 8 · 338 ft

    Revenue $7,109ADR $197Occ ≈ 10%5★ (3)

    AirbnbVrboBooking

  • Spa, 2 Fireplaces, Game Rm, Firepit, Quiet Views

    Cabin · 4 bd · 3.5 ba · sleeps 8 · 364 ft

    Revenue $945ADR $315Occ ≈ 1%—

    AirbnbVrbo

  • Modern Luxury Fightingtown Creek Cabin

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi

    Revenue $51,629ADR $340Occ ≈ 42%5★ (55)

    Airbnb

  • Altitude Adjustment

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $32,721ADR $424Occ ≈ 21%—

    Booking

Show 5 more

  • Comfy King Beds! | NEW Arcade! | Creek! | Hot Tub!

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi

    Revenue $52,256ADR $233Occ ≈ 61%4.8★ (148)

    AirbnbVrboBooking

  • Blue Ridge Cabin/Basketball-Putting Green - Creek

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $113,967ADR $411Occ ≈ 76%4.9★ (144)

    AirbnbVrbo

  • Lazy Bear Cove - Epworth, GA

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $43,794ADR $205Occ ≈ 59%4.9★ (16)

    AirbnbVrboBooking

  • Boujee Lodge | Mtn View | Hot Tub | Fire Pit | EV

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $212,441ADR $677Occ ≈ 86%5★ (187)

    AirbnbVrbo

  • Wildwood Creek

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $46,889ADR $256Occ ≈ 50%4.9★ (13)

    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
Management
Term

Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$85,902

NOI

$41,226

Cash flow /mo

-$1,531

Cash needed

$283,971

Cash-on-cash

-6.5%

ROE (yr 1)

5.0%

Cap rate

4.6%

DSCR

0.69

Year-1 write-off

$165,667

Year-1 tax shield @ 32%

$53,013

Year-1 return on equity

  • Cash flow (annual)-$18,372
  • Principal paydown$5,605
  • Appreciation at%$26,997
ROE5.0%

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)$17,180
  • Platform fees (3% of revenue)$2,577
  • Maintenance / capex (5% of revenue)$4,295
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,839
  • Insurance (STR-rated)$9,584

Cash needed to close

  • Down payment (25%)$224,975
  • Closing costs (4.0%)$35,996
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$53,013

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

$765,000

Short-life (5/15-yr)

$142,000 · 19%

Year-1 deduction

$166,000

Year-1 tax shield @ 32%

$53,000

Land 15% (market default, no usable tax-record split) · building $623,000 over 39 years · new furniture $23,000

Based on: ~2,400 sq ft (from beds), built 2026, 4 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $117,000 in year 1 (12% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$123,200

  • Kitchen cabinetsdefault

    $11,100 new × 100% good × 1.69 allocation

    $18,600

  • Kitchen countertopsdefault

    $9,000 new × 100% good × 1.69 allocation

    $15,200

  • Decorative trimdefault

    $4,200 new × 100% good × 1.69 allocation

    $7,100

  • Mirrorsdefault

    $500 new × 100% good × 1.69 allocation

    $800

  • Shelvingdefault

    $1,500 new × 100% good × 1.69 allocation

    $2,500

  • Window coverings (24)default

    $6,000 new × 100% good × 1.69 allocation

    $10,100

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

    $7,700 new × 100% good × 1.69 allocation

    $13,000

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 100% good × 1.69 allocation

    $14,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 100% good × 1.69 allocation

    $8,800

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

    $5,700 new × 100% good × 1.69 allocation

    $9,600

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$41,800

  • Paving: driveway & walks (paved)default

    $10,200 new × 100% good × 1.69 allocation

    $17,100

  • Landscaping (minimal)listing

    $4,900 new × 100% good × 1.69 allocation

    $8,200

  • Patiosdefault

    $2,400 new × 100% good × 1.69 allocation

    $4,000

  • Decks & porches (attached)default

    $2,400 new × 100% good × 1.69 allocation

    $4,000

  • Gazebo / pergolalisting

    $5,000 new × 100% good × 1.69 allocation

    $8,400
Building, 39-year$622,900

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

    $260,300 new × 100% good × 1.69 allocation

    $438,600

  • Building plumbing & fixturesdefault

    $27,000 new × 100% good × 1.69 allocation

    $45,600

  • Building electrical & lightingdefault

    $27,700 new × 100% good × 1.69 allocation

    $46,700

  • HVACdefault

    $27,000 new × 100% good × 1.69 allocation

    $45,600

  • Hardwood & tile floorsdefault

    $7,700 new × 100% good × 1.69 allocation

    $13,000

  • Fireplaces (3)listing

    $7,900 new × 100% good × 1.69 allocation

    $13,300

  • Septic systemlisting

    $12,000 new × 100% good × 1.69 allocation

    $20,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$123,200$41,800$700$165,700
2$0$0$16,000$16,000
3$0$0$16,000$16,000
4$0$0$16,000$16,000
5$0$0$16,000$16,000
6+$0$0$558,400$558,400
Total$123,200$41,800$622,900$787,900

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: 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.