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99 Eagles Landing

99 Eagles Landing

Morganton, GA 30560

$1,200,000

4 bd · 3.5 ba · 3,192 sqft · Listed 2d ago

View on Realtor.com →
Low confidence

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)

$11,305$25,129$38,812

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)

    Airbnb

  • The Dream Catcher - Luxury Cabin Rental

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $10,661ADR $216Occ ≈ 14%5★ (188)

    Airbnb

  • Breathtaking Views, Hot Tub, Game Room Cabin

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $42,812ADR $250Occ ≈ 47%5★ (31)

    AirbnbVrbo

  • 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

  • Pet Friendly! Hot Tub! King Beds! Arcade

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $59,664ADR $288Occ ≈ 57%5★ (177)

    AirbnbVrbo

  • Camp Ollie - Mountain View | Hot Tub | Firepit

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $21,072ADR $294Occ ≈ 20%4.5★ (4)

    AirbnbVrboBooking

  • Newly Renovated - Amazing Mountain views

    Cabin · 5 bd · 3 ba · sleeps 13 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $33,437ADR $290Occ ≈ 32%4.8★ (11)

    AirbnbVrbo

  • Bear Paw Hollow

    Cabin · 3 bd · 3 ba · sleeps 7 · 0.7 mi

    Revenue $13,236ADR $218Occ ≈ 17%5★ (32)

    Airbnb

  • Cozy Cabin • $179 Off Your Stay!

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $29,186ADR $332Occ ≈ 24%5★ (2)

    AirbnbVrbo

  • 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)

    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

Financing
Management

Est. revenue

$34,472

NOI

$6,260

Cash flow /mo

$522

Cash needed

$1,271,000

Cash-on-cash (all cash)

0.5%

ROE (yr 1)

3.3%

Cap rate

0.5%

DSCR

—

Year-1 write-off

$211,857

Year-1 tax shield @ 32%

$67,794

Year-1 return on equity

  • Cash flow (annual)$6,260
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$36,000
ROE3.3%

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

  • Purchase price (all cash)$1,200,000
  • 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.

5-year property$110,200

  • Kitchen cabinetsdefault

    $12,800 new × 40% good × 2.75 allocation

    $14,100

  • Kitchen countertops (stone)listing

    $13,100 new × 40% good × 2.75 allocation

    $14,400

  • Decorative trimdefault

    $5,600 new × 40% good × 2.75 allocation

    $6,100

  • Mirrorsdefault

    $500 new × 40% good × 2.75 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 2.75 allocation

    $1,700

  • Window coverings (32)default

    $8,000 new × 40% good × 2.75 allocation

    $8,800

  • Kitchen & laundry equipment plumbingdefault

    $10,000 new × 58% good × 2.75 allocation

    $15,900

  • Kitchen, laundry & data equipment electricaldefault

    $6,000 new × 58% good × 2.75 allocation

    $9,600

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

    $5,700 new × 40% good × 2.75 allocation

    $6,300

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.75 allocation

    $9,900

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$100,700

  • Paving: driveway & walks (paved)default

    $11,700 new × 50% good × 2.75 allocation

    $16,100

  • Landscaping (typical)default

    $11,300 new × 50% good × 2.75 allocation

    $15,500

  • Patioslisting

    $14,400 new × 50% good × 2.75 allocation

    $19,800

  • Decks & porches (attached)listing

    $35,900 new × 50% good × 2.75 allocation

    $49,400
Building, 39-year$825,100

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

    $346,800 new × 65% good × 2.75 allocation

    $620,100

  • Building plumbing & fixturesdefault

    $36,000 new × 58% good × 2.75 allocation

    $57,400

  • Building electrical & lightingdefault

    $37,700 new × 58% good × 2.75 allocation

    $60,200

  • HVACdefault

    $36,000 new × 40% good × 2.75 allocation

    $39,600

  • Hardwood & tile floorsdefault

    $20,500 new × 40% good × 2.75 allocation

    $22,600

  • Fireplaces (3)listing

    $7,900 new × 40% good × 2.75 allocation

    $8,700

  • Septic systemlisting

    $12,000 new × 50% good × 2.75 allocation

    $16,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.