Tract Ponderosa Dr # 2

Epworth, GA 30541

$899,900

4 bd · 3 ba · Listed 1d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2026

Sqft

—

Lot sqft

130,680

HOA / mo

None

Furnished

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)
Airbnb Booking
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)
Airbnb Vrbo
Unique rustic farmhouse with games and charm
Apartment · 3 bd · 2 ba · sleeps 8 · 338 ft
Revenue $7,109ADR $197Occ ≈ 10%5★ (3)
Airbnb Vrbo Booking
Spa, 2 Fireplaces, Game Rm, Firepit, Quiet Views
Cabin · 4 bd · 3.5 ba · sleeps 8 · 364 ft
Revenue $945ADR $315Occ ≈ 1%—
Airbnb Vrbo
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

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Pinnacle Place - The Height of Mountain Living Vacation home	4 bd · 3 ba · sleeps 9	$80,254	$358	61%	—	0 ft	Booking
Morgan Trail - Stunning Mountain Masterpiece Vacation home	3 bd · 3 ba · sleeps 6	$87,685	$342	70%	—	0 ft	Booking
6 Acre Summit Vacation home	5 bd · 4 ba · sleeps 10	$94,422	$689	38%	—	0 ft	Booking
Infinity Ridge: Elevated Pool Escape w/ Epic Views Cabin	5 bd · 3.5 ba · sleeps 13	$123,892	$811	42%	5★ (19)	13 ft	Airbnb
Luxe 2,500 Sq ft Historic Retreat-Near Blue Ridge Apartment	3 bd · 2 ba · sleeps 8	$4,612	$197	6%	5★ (3)	98 ft	Airbnb Booking
6 Acre Summit - Mtn Views, Trout Fishing, Pool 26! Cabin	4 bd · 4 ba · sleeps 10	$140,629	$755	51%	5★ (2)	233 ft	Airbnb Vrbo
Unique rustic farmhouse with games and charm Apartment	3 bd · 2 ba · sleeps 8	$7,109	$197	10%	5★ (3)	338 ft	Airbnb Vrbo Booking
Spa, 2 Fireplaces, Game Rm, Firepit, Quiet Views Cabin	4 bd · 3.5 ba · sleeps 8	$945	$315	1%	—	364 ft	Airbnb Vrbo
Modern Luxury Fightingtown Creek Cabin Cabin	3 bd · 3.5 ba · sleeps 8	$51,629	$340	42%	5★ (55)	0.1 mi	Airbnb
Altitude Adjustment Vacation home	3 bd · 2 ba · sleeps 6	$32,721	$424	21%	—	0.2 mi	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)
Airbnb Vrbo Booking
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)
Airbnb Vrbo
Lazy Bear Cove - Epworth, GA
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $43,794ADR $205Occ ≈ 59%4.9★ (16)
Airbnb Vrbo Booking
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)
Airbnb Vrbo
Wildwood Creek
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $46,889ADR $256Occ ≈ 50%4.9★ (13)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Comfy King Beds! \| NEW Arcade! \| Creek! \| Hot Tub! Cabin	3 bd · 3 ba · sleeps 6	$52,256	$233	61%	4.8★ (148)	0.6 mi	Airbnb Vrbo Booking
Blue Ridge Cabin/Basketball-Putting Green - Creek Cabin	4 bd · 3 ba · sleeps 12	$113,967	$411	76%	4.9★ (144)	0.7 mi	Airbnb Vrbo
Lazy Bear Cove - Epworth, GA Cabin	3 bd · 2 ba · sleeps 6	$43,794	$205	59%	4.9★ (16)	0.7 mi	Airbnb Vrbo Booking
Boujee Lodge \| Mtn View \| Hot Tub \| Fire Pit \| EV Cabin	3 bd · 3 ba · sleeps 6	$212,441	$677	86%	5★ (187)	0.7 mi	Airbnb Vrbo
Wildwood Creek Cabin	3 bd · 3 ba · sleeps 6	$46,889	$256	50%	4.9★ (13)	0.7 mi	Airbnb Booking

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$85,902

NOI

$41,226

Cash flow /mo

$3,436

Cash needed

$958,896

Cash-on-cash (all cash)

4.3%

ROE (yr 1)

7.1%

Cap rate

4.6%

DSCR

—

Year-1 write-off

$165,667

Year-1 tax shield @ 32%

$53,013

Year-1 return on equity

Cash flow (annual)$41,226
Principal paydown (n/a, cash)$0
Appreciation at%$26,997

ROE7.1%

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

Purchase price (all cash)$899,900
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

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
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.