76 Channing Holw
Morganton, GA 30560
$399,000
3 bd · 3 ba · 1,680 sqft · Listed 30d ago
View on Realtor.com →Year built
2004
Sqft
1,680
Lot sqft
55,321
HOA / mo
None
Furnished
Yes
List date
2026-08-28T00:57:44.000000Z
Revenue
Annual revenue
$39,945
ADR
$234
Occupancy
47%
Cleaning fees (12 mo)
$7,772
Confidence
Low (39.14), 13 comps
Comp revenue range (p25 / median / p75)
Mountain View | Modern | Hot Tub ★Spyglass Ridge★
Chalet · 3 bd · 2 ba · sleeps 6 · 502 ft
Revenue $73,607ADR $243Occ ≈ 83%5★ (291)
Bourbon Barrel Ridge
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $68,098ADR $343Occ ≈ 54%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dog-friendly 3BR with hot tub, views & great porch Cabin | 3 bd · 3 ba · sleeps 6 | $13,541 | $246 | 15% | 4.8★ (13) | 410 ft | AirbnbVrboBooking |
Mountain View | Modern | Hot Tub ★Spyglass Ridge★ Chalet | 3 bd · 2 ba · sleeps 6 | $73,607 | $243 | 83% | 5★ (291) | 502 ft | Airbnb |
Majestic mountaintop cabin, hot tub, fireplaces Cabin | 3 bd · 3 ba · sleeps 8 | $26,232 | $381 | 19% | 4.7★ (62) | 0.2 mi | AirbnbVrboBooking |
Mountain Serenity Cabin | 3 bd · 3 ba · sleeps 8 | $11,239 | $312 | 10% | 5★ (86) | 0.2 mi | AirbnbVrbo |
Cabin Unwined Cabin | 3 bd · 3 ba · sleeps 6 | $32,219 | $410 | 22% | 4.8★ (6) | 0.3 mi | AirbnbVrboBooking |
A View to Remember Cabin | 3 bd · 3 ba · sleeps 10 | $37,949 | $378 | 28% | 4.8★ (140) | 0.3 mi | AirbnbVrboBooking |
Bourbon Barrel Ridge Vacation home | 3 bd · 3 ba · sleeps 6 | $68,098 | $343 | 54% | — | 0.3 mi | Booking |
Bourbon Barrel Ridge - Pets OK, Mountain Views! Cabin | 3 bd · 3 ba · sleeps 6 | $75,523 | $402 | 51% | 4.3★ (4) | 0.4 mi | AirbnbVrbo |
Sunset Summit | Morganton, GA Cabin | 3 bd · 3 ba · sleeps 6 | $41,309 | $329 | 34% | 4.9★ (8) | 0.5 mi | AirbnbVrbo |
Incredible VIEWS! Hot Tub-Game Room-Luxury Cabin | 3 bd · 3.5 ba · sleeps 10 | $81,575 | $331 | 68% | 4.8★ (135) | 0.6 mi | AirbnbVrbo |
Show all 13 comps
Little Bear Cabin
Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $25,509ADR $227Occ ≈ 31%4.9★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Deer Acres House | 3 bd · 2.5 ba · sleeps 7 | $11,839 | $192 | 17% | 4.8★ (28) | 0.6 mi | AirbnbVrbo |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 2.5 ba · sleeps 7 | $41,240 | $237 | 48% | 4.6★ (23) | 0.7 mi | AirbnbVrboBooking |
Little Bear Cabin Cabin | 3 bd · 2 ba · sleeps 6 | $25,509 | $227 | 31% | 4.9★ (9) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$39,945
NOI
$18,734
Cash flow /mo
-$589
Cash needed
$115,710
Cash-on-cash
-6.1%
ROE (yr 1)
6.5%
Cap rate
4.7%
DSCR
0.73
Year-1 write-off
$80,815
Year-1 tax shield @ 32%
$25,861
Year-1 return on equity
- Cash flow (annual)-$7,067
- Principal paydown$2,611
- Appreciation at%$11,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,989
- Platform fees (3% of revenue)$1,198
- Maintenance / capex (5% of revenue)$1,997
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,577
- Insurance (STR-rated)$4,249
Cash needed to close
- Down payment (25%)$99,750
- Closing costs (4.0%)$15,960
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,861
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
$356,000
Short-life (5/15-yr)
$79,000 · 22%
Year-1 deduction
$81,000
Year-1 tax shield @ 32%
$26,000
Land 11% (county tax record, market value split) · building $277,000 over 39 years
Based on: 1,680 sq ft, built 2004, 3 bd / 3 ba, furnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $49,000 in year 1 (13% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$9,500 new × 40% good × 1.78 allocation
- $5,500
Kitchen countertopsdefault
$7,800 new × 40% good × 1.78 allocation
- $2,100
Decorative trimdefault
$2,900 new × 40% good × 1.78 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.78 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.78 allocation
- $3,000
Window coverings (17)default
$4,300 new × 40% good × 1.78 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$7,400 new × 56% good × 1.78 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 56% good × 1.78 allocation
- $5,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.78 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $2,400
Game-room equipment (used)listing
$6,000 new × 40% good · out of the price
- $7,600
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 1.78 allocation
- $7,300
Landscaping (typical)default
$8,200 new × 50% good × 1.78 allocation
- $1,500
Patiosdefault
$1,700 new × 50% good × 1.78 allocation
- $16,900
Decks & porches (attached)listing
$18,900 new × 50% good × 1.78 allocation
- $205,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$181,900 new × 63% good × 1.78 allocation
- $18,900
Building plumbing & fixturesdefault
$18,900 new × 56% good × 1.78 allocation
- $18,500
Building electrical & lightingdefault
$18,600 new × 56% good × 1.78 allocation
- $13,500
HVACdefault
$18,900 new × 40% good × 1.78 allocation
- $7,700
Hardwood & tile floorsdefault
$10,800 new × 40% good × 1.78 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.78 allocation
- $10,700
Septic systemlisting
$12,000 new × 50% good × 1.78 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $46,100 | $33,200 | $1,500 | $80,800 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $246,900 | $246,900 |
| Total | $46,100 | $33,200 | $276,700 | $356,100 |
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.