136 Hidden Valley Cir
Morganton, GA 30560
$250,000
3 bd · 2 ba · 1,196 sqft · Listed 9d ago
View on Realtor.com →Year built
1997
Sqft
1,196
Lot sqft
27,007
HOA / mo
None
Furnished
No
List date
2026-11-03T22:46:16.000000Z
Revenue
Annual revenue
$36,641
ADR
$205
Occupancy
49%
Cleaning fees (12 mo)
$6,807
Confidence
Low (29.69), 12 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $28,429
Keys to the Woods
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $52,133ADR $219Occ ≈ 65%5★ (83)
Delisted
Keys to the Woods | Game Room | Fire Pit | Hot Tub
Cabin · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $36,856ADR $279Occ ≈ 36%5★ (2)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hot Tub| 10 min to Downtown Blue Ridge | Game room Cabin
| 3 bd · 2 ba · sleeps 7 | $12,187 | $236 | 14% | 4.8★ (11) | 0.1 mi | AirbnbVrboBooking |
Keys to the Woods Cabin | 3 bd · 2 ba · sleeps 7 | $52,133 | $219 | 65% | 5★ (83) | 0.2 mi | Delisted |
Luxury Modern - VIEW - 4 acres House
| 3 bd · 2 ba · sleeps 8 | $8,896 | $345 | 7% | 5★ (9) | 0.2 mi | AirbnbBooking |
Riley's Ridge Cabin
| 3 bd · 2 ba · sleeps 8 | $33,219 | $221 | 41% | 5★ (40) | 0.2 mi | AirbnbVrbo |
Keys to the Woods | Game Room | Fire Pit | Hot Tub Cabin | 3 bd · 2 ba · sleeps 7 | $36,856 | $279 | 36% | 5★ (2) | 0.3 mi | Delisted |
Dog Friendly 10 Acre Retreat Fly Fishing and Pond Cabin
| 3 bd · 2 ba · sleeps 6 | $72,880 | $249 | 80% | 4.9★ (234) | 0.4 mi | AirbnbVrbo |
Creekside Valley Fire pit, games, Atari and darts. Cabin
| 3 bd · 3 ba · sleeps 7 | $15,522 | $168 | 25% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ Cabin
| 3 bd · 2 ba · sleeps 8 | $5,987 | $273 | 6% | 4.4★ (29) | 0.6 mi | AirbnbVrboBooking |
Hot Tub | Pool Table | Fire Pit | Views | Pets Cabin
| 3 bd · 3 ba · sleeps 9 | $29,667 | $351 | 23% | 5★ (116) | 0.7 mi | AirbnbVrbo |
Take it Easy Cabin with Hot Tub- *Pet Friendly* Cabin
| 3 bd · 2.5 ba · sleeps 7 | $27,191 | $148 | 50% | 4.9★ (28) | 0.7 mi | AirbnbVrbo |
Show 2 more
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $9,441ADR $240Occ ≈ 11%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Woodland Retreat w/ Hot Tub & Outdoor Fireplace Cabin
| 3 bd · 3 ba · sleeps 6 | $36,270 | $312 | 32% | 5★ (27) | 0.7 mi | AirbnbVrboBooking |
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ Vacation home | 3 bd · 2 ba · sleeps 8 | $9,441 | $240 | 11% | 5★ (3) | 0.7 mi | Booking |
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
$36,641
NOI
$17,804
Cash flow /mo
$117
Cash needed
$92,000
Cash-on-cash
1.5%
ROE (yr 1)
11.4%
Cap rate
7.1%
DSCR
1.09
Year-1 write-off
$70,796
Year-1 tax shield @ 32%
$22,655
Year-1 return on equity
- Cash flow (annual)$1,404
- Principal paydown$1,588
- Appreciation at%$7,500
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)$7,328
- Platform fees (3% of revenue)$1,099
- Maintenance / capex (5% of revenue)$1,832
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,715
- Insurance (STR-rated)$2,663
Cash needed to close
- Down payment (25%)$62,500
- Closing costs (4.0%)$10,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,655
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
$237,000
Short-life (5/15-yr)
$51,000 · 22%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 5% (county tax record, market value split) · building $186,000 over 39 years · new furniture $20,000
Based on: 1,196 sq ft, built 1997, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $54,000 in year 1 (15% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$8,400 new × 40% good × 2.03 allocation
- $5,600
Kitchen countertopsdefault
$6,900 new × 40% good × 2.03 allocation
- $1,700
Decorative trimdefault
$2,100 new × 40% good × 2.03 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.03 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.03 allocation
- $2,400
Window coverings (12)default
$3,000 new × 40% good × 2.03 allocation
- $3,100
Carpet, vinyl & laminate (50% of floors)listing
$3,800 new × 40% good × 2.03 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$6,600 new × 42% good × 2.03 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 42% good × 2.03 allocation
- $4,600
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.03 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,300
Paving: driveway & walks (paved)default
$7,200 new × 50% good × 2.03 allocation
- $7,000
Landscaping (typical)default
$6,900 new × 50% good × 2.03 allocation
- $1,200
Patiosdefault
$1,200 new × 50% good × 2.03 allocation
- $1,200
Decks & porches (attached)default
$1,200 new × 50% good × 2.03 allocation
- $135,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,200 new × 52% good × 2.03 allocation
- $11,400
Building plumbing & fixturesdefault
$13,400 new × 42% good × 2.03 allocation
- $10,600
Building electrical & lightingdefault
$12,400 new × 42% good × 2.03 allocation
- $10,900
HVACdefault
$13,500 new × 40% good × 2.03 allocation
- $3,100
Hardwood & tile floorsdefault
$3,800 new × 40% good × 2.03 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.03 allocation
- $12,200
Septic systemlisting
$12,000 new × 50% good × 2.03 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,900 | $16,600 | $200 | $70,800 |
| 2 | $0 | $0 | $4,800 | $4,800 |
| 3 | $0 | $0 | $4,800 | $4,800 |
| 4 | $0 | $0 | $4,800 | $4,800 |
| 5 | $0 | $0 | $4,800 | $4,800 |
| 6+ | $0 | $0 | $166,400 | $166,400 |
| Total | $53,900 | $16,600 | $185,600 | $256,200 |
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: 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.