66 Woodland Trl
Epworth, GA 30541
$849,000
3 bd · 3 ba · 2,188 sqft · Listed 11d ago
View on Realtor.com →Year built
2026
Sqft
2,188
Lot sqft
74,488
HOA / mo
None
Furnished
Yes
List date
2026-09-16T19:22:03.000000Z
Revenue
Annual revenue
$45,444
ADR
$247
Occupancy
50%
Cleaning fees (12 mo)
$7,253
Confidence
Low (51.24), 16 comps
Comp revenue range (p25 / median / p75)
Fighting Town Creek Modern
Cabin · 3 bd · 3.5 ba · sleeps 8 · 131 ft
Revenue $19,157ADR $352Occ ≈ 15%—
Grateful Shade, Waterfront on Fightingtown Creek
Cabin · 3 bd · 3 ba · sleeps 6 · 0.5 mi
Revenue $50,536ADR $238Occ ≈ 58%5★ (280)
Lazy Bear on Fightingtown Creek
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $9,393ADR $149Occ ≈ 17%4.8★ (14)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fighting Town Creek Modern Cabin | 3 bd · 3.5 ba · sleeps 8 | $19,157 | $352 | 15% | — | 131 ft | Airbnb |
Snug Cove Creekside Cabin Cabin | 3 bd · 2 ba · sleeps 6 | $54,179 | $236 | 63% | 5★ (50) | 0.2 mi | AirbnbVrbo |
Creekside Comfort waterfront oasis w/ fire pit Cabin | 3 bd · 2 ba · sleeps 8 | $26,597 | $160 | 46% | 4.8★ (90) | 0.4 mi | AirbnbVrbo |
Tangled Trout Cabin | 3 bd · 2 ba · sleeps 6 | $51,344 | $185 | 76% | 5★ (149) | 0.4 mi | AirbnbVrbo |
Beautiful Creekside Cabin in Blue Ridge, GA Cabin | 3 bd · 3 ba · sleeps 9 | $48,121 | $341 | 39% | 5★ (36) | 0.5 mi | AirbnbVrbo |
River Lodge Vacation home | 3 bd · 4 ba · sleeps 8 | $27,395 | $570 | 13% | — | 0.5 mi | Booking |
Grateful Shade, Waterfront on Fightingtown Creek Cabin | 3 bd · 3 ba · sleeps 6 | $50,536 | $238 | 58% | 5★ (280) | 0.5 mi | Airbnb |
River Lodge- Pet Friendly, Steps 2 Creek, Hot Tub Cabin | 3 bd · 4 ba · sleeps 10 | $81,792 | $481 | 47% | 5★ (10) | 0.5 mi | AirbnbVrbo |
Lazy Bear on Fightingtown Creek Cabin | 3 bd · 2 ba · sleeps 6 | $9,393 | $149 | 17% | 4.8★ (14) | 0.6 mi | Airbnb |
Outlaws's Roost Cabin | 3 bd · 3 ba · sleeps 8 | $38,670 | $242 | 44% | 5★ (16) | 0.6 mi | Airbnb |
Show all 16 comps
FishHawk Ranch - Private Fightingtown Creek Cabin
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $36,973ADR $301Occ ≈ 34%4.8★ (122)
Paradise Creek
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $57,985ADR $371Occ ≈ 43%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Outlaw Roost - Private Blue Ridge Mountain Cabin Cabin | 3 bd · 3 ba · sleeps 8 | $8,796 | $295 | 8% | 5★ (1) | 0.6 mi | AirbnbVrbo |
The Pines in Blue Ridge Retreat, Dog-friendly Cabin | 3 bd · 3 ba · sleeps 10 | $39,569 | $229 | 47% | 4.7★ (46) | 0.6 mi | AirbnbVrboBooking |
Lovely 3BR Waterview Dog Friendly | Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $30,868 | $184 | 46% | 4.8★ (70) | 0.6 mi | AirbnbVrboBooking |
FishHawk Ranch - Private Fightingtown Creek Cabin Cabin | 3 bd · 2.5 ba · sleeps 8 | $36,973 | $301 | 34% | 4.8★ (122) | 0.6 mi | Airbnb |
Paradise Creek Vacation home | 3 bd · 3 ba · sleeps 10 | $57,985 | $371 | 43% | — | 0.7 mi | Booking |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 9 | $37,411 | $198 | 52% | 4.9★ (35) | 0.8 mi | AirbnbVrboBooking |
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
$45,444
NOI
$13,025
Cash flow /mo
-$3,490
Cash needed
$246,210
Cash-on-cash
-17.0%
ROE (yr 1)
-4.4%
Cap rate
1.5%
DSCR
0.24
Year-1 write-off
$166,440
Year-1 tax shield @ 32%
$53,261
Year-1 return on equity
- Cash flow (annual)-$41,874
- Principal paydown$5,556
- Appreciation at%$25,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,089
- Platform fees (3% of revenue)$1,363
- Maintenance / capex (5% of revenue)$2,272
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,452
- Insurance (STR-rated)$9,042
Cash needed to close
- Down payment (25%)$212,250
- Closing costs (4.0%)$33,960
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,261
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
$723,000
Short-life (5/15-yr)
$165,000 · 23%
Year-1 deduction
$166,000
Year-1 tax shield @ 32%
$53,000
Land 15% (market default, no usable tax-record split) · building $558,000 over 39 years
Based on: 2,188 sq ft, built 2026, 3 bd / 3 ba, furnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $84,000 in year 1 (11% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $17,100
Kitchen cabinetsdefault
$10,600 new × 100% good × 1.61 allocation
- $17,500
Kitchen countertops (stone)listing
$10,800 new × 100% good × 1.61 allocation
- $6,200
Decorative trimdefault
$3,800 new × 100% good × 1.61 allocation
- $700
Mirrorsdefault
$500 new × 100% good × 1.61 allocation
- $1,900
Shelvingdefault
$1,200 new × 100% good × 1.61 allocation
- $8,900
Window coverings (22)default
$5,500 new × 100% good × 1.61 allocation
- $13,300
Kitchen & laundry equipment plumbingdefault
$8,200 new × 100% good × 1.61 allocation
- $8,000
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 100% good × 1.61 allocation
- $9,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.61 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $15,700
Paving: driveway & walks (paved)default
$9,700 new × 100% good × 1.61 allocation
- $15,100
Landscaping (typical)default
$9,300 new × 100% good × 1.61 allocation
- $3,500
Patiosdefault
$2,200 new × 100% good × 1.61 allocation
- $39,700
Decks & porches (attached)listing
$24,600 new × 100% good × 1.61 allocation
- $383,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,400 new × 100% good × 1.61 allocation
- $39,800
Building plumbing & fixturesdefault
$24,600 new × 100% good × 1.61 allocation
- $40,400
Building electrical & lightingdefault
$25,000 new × 100% good × 1.61 allocation
- $39,800
HVACdefault
$24,600 new × 100% good × 1.61 allocation
- $22,700
Hardwood & tile floorsdefault
$14,100 new × 100% good × 1.61 allocation
- $12,800
Fireplaces (3)listing
$7,900 new × 100% good × 1.61 allocation
- $19,400
Septic systemlisting
$12,000 new × 100% good × 1.61 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,700 | $74,000 | $1,800 | $166,400 |
| 2 | $0 | $0 | $14,300 | $14,300 |
| 3 | $0 | $0 | $14,300 | $14,300 |
| 4 | $0 | $0 | $14,300 | $14,300 |
| 5 | $0 | $0 | $14,300 | $14,300 |
| 6+ | $0 | $0 | $499,100 | $499,100 |
| Total | $90,700 | $74,000 | $558,200 | $722,800 |
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.