99 Eagles Landing
Morganton, GA 30560
$1,200,000
4 bd · 3.5 ba · 3,192 sqft · Listed 2d ago
View on Realtor.com →Year built
2005
Sqft
3,192
Lot sqft
159,865
HOA / mo
$0
Furnished
No
List date
2026-11-10T16:25:45.000000Z
Revenue
Annual revenue
$34,472
ADR
$215
Occupancy
44%
Cleaning fees (12 mo)
$6,829
Confidence
Low (27.69), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $25,129
Unbeatable Mountain Views | Hot Tub | Firepit
House · 5 bd · 4 ba · sleeps 14 · 430 ft
Revenue $40,604ADR $356Occ ≈ 31%5★ (5)
The Dream Catcher - Luxury Cabin Rental
Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $10,661ADR $216Occ ≈ 14%5★ (188)
Endless mountain view 5-bedroom cabin with hottub / firepit. Tranquil private
Cabin · 5 bd · 4 ba · sleeps 14 · 0.3 mi
Revenue $2,948ADR $678Occ ≈ 1%—
Delisted
Hot tub game room Swinging bridge, waterfalls
Cabin · 4 bd · 3 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $4,127ADR $321Occ ≈ 4%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Unbeatable Mountain Views | Hot Tub | Firepit House | 5 bd · 4 ba · sleeps 14 | $40,604 | $356 | 31% | 5★ (5) | 430 ft | Airbnb |
The Dream Catcher - Luxury Cabin Rental Cabin | 3 bd · 3 ba · sleeps 6 | $10,661 | $216 | 14% | 5★ (188) | 0.3 mi | Airbnb |
Breathtaking Views, Hot Tub, Game Room Cabin Cabin
| 3 bd · 3 ba · sleeps 6 | $42,812 | $250 | 47% | 5★ (31) | 0.3 mi | AirbnbVrbo |
Endless mountain view 5-bedroom cabin with hottub / firepit. Tranquil private Cabin | 5 bd · 4 ba · sleeps 14 | $2,948 | $678 | 1% | — | 0.3 mi | Delisted |
Pet Friendly! Hot Tub! King Beds! Arcade Cabin
| 3 bd · 3 ba · sleeps 8 | $59,664 | $288 | 57% | 5★ (177) | 0.3 mi | AirbnbVrbo |
Camp Ollie - Mountain View | Hot Tub | Firepit Cabin
| 3 bd · 2.5 ba · sleeps 8 | $21,072 | $294 | 20% | 4.5★ (4) | 0.5 mi | AirbnbVrboBooking |
Newly Renovated - Amazing Mountain views Cabin
| 5 bd · 3 ba · sleeps 13 | $33,437 | $290 | 32% | 4.8★ (11) | 0.6 mi | AirbnbVrbo |
Bear Paw Hollow Cabin | 3 bd · 3 ba · sleeps 7 | $13,236 | $218 | 17% | 5★ (32) | 0.7 mi | Airbnb |
Cozy Cabin • $179 Off Your Stay! Cabin
| 3 bd · 3 ba · sleeps 8 | $29,186 | $332 | 24% | 5★ (2) | 0.7 mi | AirbnbVrbo |
Hot tub game room Swinging bridge, waterfalls Cabin
| 4 bd · 3 ba · sleeps 8 | $4,127 | $321 | 4% | 5★ (2) | 0.7 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$34,472
NOI
$6,260
Cash flow /mo
-$6,038
Cash needed
$371,000
Cash-on-cash
-19.5%
ROE (yr 1)
-7.8%
Cap rate
0.5%
DSCR
0.08
Year-1 write-off
$211,857
Year-1 tax shield @ 32%
$67,794
Year-1 return on equity
- Cash flow (annual)-$72,460
- Principal paydown$7,623
- Appreciation at%$36,000
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)$6,894
- Platform fees (3% of revenue)$1,034
- Maintenance / capex (5% of revenue)$1,724
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,580
- Insurance (STR-rated)$12,780
Cash needed to close
- Down payment (25%)$300,000
- Closing costs (4.0%)$48,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$67,794
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
$1,013,000
Short-life (5/15-yr)
$188,000 · 19%
Year-1 deduction
$212,000
Year-1 tax shield @ 32%
$68,000
Land 16% (county tax record, market value split) · building $825,000 over 39 years · new furniture $23,000
Based on: 3,192 sq ft, built 2005, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $126,000 in year 1 (10% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,100
Kitchen cabinetsdefault
$12,800 new × 40% good × 2.75 allocation
- $14,400
Kitchen countertops (stone)listing
$13,100 new × 40% good × 2.75 allocation
- $6,100
Decorative trimdefault
$5,600 new × 40% good × 2.75 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.75 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.75 allocation
- $8,800
Window coverings (32)default
$8,000 new × 40% good × 2.75 allocation
- $15,900
Kitchen & laundry equipment plumbingdefault
$10,000 new × 58% good × 2.75 allocation
- $9,600
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 58% good × 2.75 allocation
- $6,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.75 allocation
- $9,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.75 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,100
Paving: driveway & walks (paved)default
$11,700 new × 50% good × 2.75 allocation
- $15,500
Landscaping (typical)default
$11,300 new × 50% good × 2.75 allocation
- $19,800
Patioslisting
$14,400 new × 50% good × 2.75 allocation
- $49,400
Decks & porches (attached)listing
$35,900 new × 50% good × 2.75 allocation
- $620,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$346,800 new × 65% good × 2.75 allocation
- $57,400
Building plumbing & fixturesdefault
$36,000 new × 58% good × 2.75 allocation
- $60,200
Building electrical & lightingdefault
$37,700 new × 58% good × 2.75 allocation
- $39,600
HVACdefault
$36,000 new × 40% good × 2.75 allocation
- $22,600
Hardwood & tile floorsdefault
$20,500 new × 40% good × 2.75 allocation
- $8,700
Fireplaces (3)listing
$7,900 new × 40% good × 2.75 allocation
- $16,500
Septic systemlisting
$12,000 new × 50% good × 2.75 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $110,200 | $100,700 | $900 | $211,900 |
| 2 | $0 | $0 | $21,200 | $21,200 |
| 3 | $0 | $0 | $21,200 | $21,200 |
| 4 | $0 | $0 | $21,200 | $21,200 |
| 5 | $0 | $0 | $21,200 | $21,200 |
| 6+ | $0 | $0 | $739,600 | $739,600 |
| Total | $110,200 | $100,700 | $825,100 | $1,036,000 |
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.