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1905 Maple Grove Rd

1905 Maple Grove Rd

Morganton, GA 30560

$129,900

2 bd · 1 ba · 720 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1978

Sqft

720

Lot sqft

87,991

HOA / mo

None

Furnished

No

List date

2026-09-26T02:29:41.000000Z

Revenue

Annual revenue

$33,909

ADR

$141

Occupancy

66%

Cleaning fees (12 mo)

$4,734

Confidence

Low (44.41), 5 comps

Comp revenue range (p25 / median / p75)

$22,788$37,124$37,547

  • Cozy Cabin for 4 with 2 King beds, 2 full baths, 2 fireplaces and upscale Decor!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    Revenue $11,571ADR $196Occ ≈ 16%5★ (55)

    Vrbo

  • Sun's Cabin- Mtn View, Pet Friendly, Fire Pit

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    Revenue $37,547ADR $328Occ ≈ 31%5★ (10)

    AirbnbVrboBooking

  • Blue Bear Hideaway - Dog Friendly - Fast WiFi

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    Revenue $37,124ADR $159Occ ≈ 64%5★ (253)

    Airbnb

  • Belle View- Morganton GA

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $62,288ADR $286Occ ≈ 60%—

    Booking

  • 3BR mountain view cabin with deck & fireplace

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $22,788ADR $201Occ ≈ 31%4.7★ (43)

    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

Financing

Est. revenue

$33,909

NOI

$18,746

Cash flow /mo

$1,562

Cash needed

$151,096

Cash-on-cash (all cash)

12.4%

ROE (yr 1)

15.0%

Cap rate

14.4%

DSCR

—

Year-1 write-off

$25,650

Year-1 tax shield @ 32%

$8,208

Year-1 return on equity

  • Cash flow (annual)$18,746
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$3,897
ROE15.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)20.4%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,782
  • Platform fees (3% of revenue)$1,017
  • Maintenance / capex (5% of revenue)$1,695
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$85
  • Insurance (STR-rated)$1,383

Cash needed to close

  • Purchase price (all cash)$129,900
  • Closing costs (4.0%)$5,196
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$8,208

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

$33,000

Short-life (5/15-yr)

$10,000 · 29%

Year-1 deduction

$26,000

Year-1 tax shield @ 32%

$8,000

Land 75% (county tax record, market value split) · building $24,000 over 39 years · new furniture $16,000

Based on: 720 sq ft, built 1978, 2 bd / 1 ba, unfurnished, listing features (flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $22,000 in year 1 (19% short-life, $7,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$22,500

  • Kitchen cabinetsdefault

    $7,400 new × 40% good × 0.50 allocation

    $1,500

  • Kitchen countertopsdefault

    $6,000 new × 40% good × 0.50 allocation

    $1,200

  • Decorative trimdefault

    $1,300 new × 40% good × 0.50 allocation

    $300

  • Mirrorsdefault

    $200 new × 40% good × 0.50 allocation

    $0

  • Shelvingdefault

    $900 new × 40% good × 0.50 allocation

    $200

  • Window coverings (7)default

    $1,800 new × 40% good × 0.50 allocation

    $300

  • Carpet, vinyl & laminate (40% of floors)default

    $1,900 new × 40% good × 0.50 allocation

    $400

  • Kitchen & laundry equipment plumbingdefault

    $5,700 new × 40% good × 0.50 allocation

    $1,100

  • Kitchen, laundry & data equipment electricaldefault

    $3,500 new × 40% good × 0.50 allocation

    $700

  • Appliances (range, refrigerator)listing

    $4,000 new × 40% good × 0.50 allocation

    $800

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$3,100

  • Paving: driveway & walks (paved)default

    $5,600 new × 50% good × 0.50 allocation

    $1,400

  • Landscaping (typical)default

    $5,400 new × 50% good × 0.50 allocation

    $1,300

  • Patiosdefault

    $700 new × 50% good × 0.50 allocation

    $200

  • Decks & porches (attached)default

    $700 new × 50% good × 0.50 allocation

    $200
Building, 39-year$23,500

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

    $77,600 new × 40% good × 0.50 allocation

    $15,500

  • Building plumbing & fixturesdefault

    $8,000 new × 40% good × 0.50 allocation

    $1,600

  • Building electrical & lightingdefault

    $6,400 new × 40% good × 0.50 allocation

    $1,300

  • HVACdefault

    $8,100 new × 40% good × 0.50 allocation

    $1,600

  • Hardwood & tile floorsdefault

    $2,800 new × 40% good × 0.50 allocation

    $600

  • Septic systemlisting

    $12,000 new × 50% good × 0.50 allocation

    $3,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$22,500$3,100$100$25,700
2$0$0$600$600
3$0$0$600$600
4$0$0$600$600
5$0$0$600$600
6+$0$0$21,100$21,100
Total$22,500$3,100$23,500$49,100

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.