257 Night Ln
Epworth, GA 30541
$675,000
3 bd · 2.5 ba · 3,248 sqft · Listed 10d ago
View on Realtor.com →Year built
1983
Sqft
3,248
Lot sqft
78,408
HOA / mo
None
Furnished
No
List date
2026-09-17T13:45:14.000000Z
Revenue
Annual revenue
$40,980
ADR
$265
Occupancy
42%
Cleaning fees (12 mo)
$8,955
Confidence
Low (19.77), 7 comps
Comp revenue range (p25 / median / p75)
Escape to Water Dance - Riverfront Fire Pit | Hot Tub | Foosball
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $83,883ADR $447Occ ≈ 51%—
S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table
Vacation home · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $21,283ADR $216Occ ≈ 27%4.8★ (3)
Cozy Blue Ridge Mountain Cabin
Cabin · 3 bd · 2 ba · sleeps 8 · 0.8 mi
Revenue $9,676ADR $221Occ ≈ 12%4.7★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Secluded Cabin: Hot Tub & 10 Mi to Blue Ridge Cabin | 3 bd · 2 ba · sleeps 13 | $44,470 | $258 | 47% | 4.8★ (68) | 0.1 mi | AirbnbVrboBooking |
Cohutta Hideaway House | 3 bd · 2.5 ba · sleeps 7 | $13,946 | $147 | 26% | 5★ (13) | 0.7 mi | AirbnbVrbo |
Escape to Water Dance - Riverfront Fire Pit | Hot Tub | Foosball Vacation home | 3 bd · 3 ba · sleeps 10 | $83,883 | $447 | 51% | — | 0.7 mi | Booking |
Escape to Water Dance -Fire Pit, Hot Tub, Foosball Cabin | 3 bd · 2.5 ba · sleeps 10 | $84,640 | $475 | 49% | 5★ (33) | 0.7 mi | AirbnbVrbo |
3BR Retreat • Pets Welcome, Firepit, Scenic Escape Cabin | 3 bd · 2 ba · sleeps 6 | $22,458 | $226 | 27% | 5★ (9) | 0.7 mi | AirbnbVrbo |
S'more Waggin' Cabin: Pet-Friendly--wifi, firepit, pool table Vacation home | 3 bd · 2 ba · sleeps 6 | $21,283 | $216 | 27% | 4.8★ (3) | 0.8 mi | Booking |
Cozy Blue Ridge Mountain Cabin Cabin | 3 bd · 2 ba · sleeps 8 | $9,676 | $221 | 12% | 4.7★ (7) | 0.8 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$40,980
NOI
$17,544
Cash flow /mo
-$2,175
Cash needed
$215,250
Cash-on-cash
-12.1%
ROE (yr 1)
-0.7%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$84,126
Year-1 tax shield @ 32%
$26,920
Year-1 return on equity
- Cash flow (annual)-$26,104
- Principal paydown$4,417
- Appreciation at%$20,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,196
- Platform fees (3% of revenue)$1,229
- Maintenance / capex (5% of revenue)$2,049
- Utilities & supplies$4,200
- HOA$0
- Property tax$573
- Insurance (STR-rated)$7,189
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,920
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$361,000
Short-life (5/15-yr)
$64,000 · 18%
Year-1 deduction
$84,000
Year-1 tax shield @ 32%
$27,000
Land 47% (county tax record, market value split) · building $297,000 over 39 years · new furniture $20,000
Based on: 3,248 sq ft, built 1983, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $63,000 in year 1 (12% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$12,900 new × 40% good × 1.50 allocation
- $6,300
Kitchen countertopsdefault
$10,600 new × 40% good × 1.50 allocation
- $3,400
Decorative trimdefault
$5,700 new × 40% good × 1.50 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.50 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.50 allocation
- $4,800
Window coverings (32)default
$8,000 new × 40% good × 1.50 allocation
- $4,200
Carpet, vinyl & laminate (33% of floors)listing
$7,000 new × 40% good × 1.50 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$10,100 new × 40% good × 1.50 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 40% good × 1.50 allocation
- $4,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.50 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,800
Paving: driveway & walks (paved)default
$11,800 new × 50% good × 1.50 allocation
- $8,500
Landscaping (typical)default
$11,400 new × 50% good × 1.50 allocation
- $2,400
Patiosdefault
$3,200 new × 50% good × 1.50 allocation
- $2,400
Decks & porches (attached)default
$3,200 new × 50% good × 1.50 allocation
- $211,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$353,400 new × 40% good × 1.50 allocation
- $21,900
Building plumbing & fixturesdefault
$36,600 new × 40% good × 1.50 allocation
- $23,000
Building electrical & lightingdefault
$38,400 new × 40% good × 1.50 allocation
- $21,900
HVACdefault
$36,600 new × 40% good × 1.50 allocation
- $8,300
Hardwood & tile floorsdefault
$13,900 new × 40% good × 1.50 allocation
- $1,600
Fireplacelisting
$2,600 new × 40% good × 1.50 allocation
- $9,000
Septic systemlisting
$12,000 new × 50% good × 1.50 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,000 | $22,100 | $1,000 | $84,100 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $265,600 | $265,600 |
| Total | $61,000 | $22,100 | $297,000 | $380,200 |
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.