136 Hidden Valley Cir

Morganton, GA 30560

$250,000

3 bd · 2 ba · 1,196 sqft · Listed 9d ago

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Low confidence

Year built

1997

Sqft

1,196

Lot sqft

27,007

HOA / mo

None

Furnished

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)

$11,501$28,429$36,417

Median revenue of shown comps: $28,429

Hot Tub| 10 min to Downtown Blue Ridge | Game room
Cabin · 3 bd · 2 ba · sleeps 7 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $12,187ADR $236Occ ≈ 14%4.8★ (11)
Airbnb Vrbo Booking
Keys to the Woods
Cabin · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $52,133ADR $219Occ ≈ 65%5★ (83)
Delisted
Luxury Modern - VIEW - 4 acres
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +6
Revenue $8,896ADR $345Occ ≈ 7%5★ (9)
Airbnb Booking
Riley's Ridge
Cabin · 3 bd · 2 ba · sleeps 8 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $33,219ADR $221Occ ≈ 41%5★ (40)
Airbnb Vrbo
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
Dog Friendly 10 Acre Retreat Fly Fishing and Pond
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $72,880ADR $249Occ ≈ 80%4.9★ (234)
Airbnb Vrbo
Creekside Valley Fire pit, games, Atari and darts.
Cabin · 3 bd · 3 ba · sleeps 7 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $15,522ADR $168Occ ≈ 25%5★ (1)
Airbnb Vrbo
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ
Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $5,987ADR $273Occ ≈ 6%4.4★ (29)
Airbnb Vrbo Booking
Hot Tub | Pool Table | Fire Pit | Views | Pets
Cabin · 3 bd · 3 ba · sleeps 9 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $29,667ADR $351Occ ≈ 23%5★ (116)
Airbnb Vrbo
Take it Easy Cabin with Hot Tub- *Pet Friendly*
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $27,191ADR $148Occ ≈ 50%4.9★ (28)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Hot Tub\| 10 min to Downtown Blue Ridge \| Game room Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 7	$12,187	$236	14%	4.8★ (11)	0.1 mi	Airbnb Vrbo Booking
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 Hot tub A/C Free parking Wifi +6	3 bd · 2 ba · sleeps 8	$8,896	$345	7%	5★ (9)	0.2 mi	Airbnb Booking
Riley's Ridge Cabin Hot tub A/C Free parking Wifi +4	3 bd · 2 ba · sleeps 8	$33,219	$221	41%	5★ (40)	0.2 mi	Airbnb Vrbo
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 Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 6	$72,880	$249	80%	4.9★ (234)	0.4 mi	Airbnb Vrbo
Creekside Valley Fire pit, games, Atari and darts. Cabin A/C Free parking Wifi Kitchen +2	3 bd · 3 ba · sleeps 7	$15,522	$168	25%	5★ (1)	0.4 mi	Airbnb Vrbo
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ Cabin A/C Free parking Pets OK Wifi +5	3 bd · 2 ba · sleeps 8	$5,987	$273	6%	4.4★ (29)	0.6 mi	Airbnb Vrbo Booking
Hot Tub \| Pool Table \| Fire Pit \| Views \| Pets Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 9	$29,667	$351	23%	5★ (116)	0.7 mi	Airbnb Vrbo
Take it Easy Cabin with Hot Tub- Pet Friendly Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2.5 ba · sleeps 7	$27,191	$148	50%	4.9★ (28)	0.7 mi	Airbnb Vrbo

Show 2 more

Woodland Retreat w/ Hot Tub & Outdoor Fireplace
Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $36,270ADR $312Occ ≈ 32%5★ (27)
Airbnb Vrbo Booking
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)
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Woodland Retreat w/ Hot Tub & Outdoor Fireplace Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 3 ba · sleeps 6	$36,270	$312	32%	5★ (27)	0.7 mi	Airbnb Vrbo Booking
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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$36,641

NOI

$17,804

Cash flow /mo

$1,484

Cash needed

$279,500

Cash-on-cash (all cash)

6.4%

ROE (yr 1)

9.1%

Cap rate

7.1%

DSCR

—

Year-1 write-off

$70,796

Year-1 tax shield @ 32%

$22,655

Year-1 return on equity

Cash flow (annual)$17,804
Principal paydown (n/a, cash)$0
Appreciation at%$7,500

ROE9.1%

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

Purchase price (all cash)$250,000
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.

5-year property$53,900

Kitchen cabinetsdefault
$8,400 new × 40% good × 2.03 allocation
$6,800
Kitchen countertopsdefault
$6,900 new × 40% good × 2.03 allocation
$5,600
Decorative trimdefault
$2,100 new × 40% good × 2.03 allocation
$1,700
Mirrorsdefault
$300 new × 40% good × 2.03 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 2.03 allocation
$1,000
Window coverings (12)default
$3,000 new × 40% good × 2.03 allocation
$2,400
Carpet, vinyl & laminate (50% of floors)listing
$3,800 new × 40% good × 2.03 allocation
$3,100
Kitchen & laundry equipment plumbingdefault
$6,600 new × 42% good × 2.03 allocation
$5,600
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 42% good × 2.03 allocation
$3,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.03 allocation
$4,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$16,600

Paving: driveway & walks (paved)default
$7,200 new × 50% good × 2.03 allocation
$7,300
Landscaping (typical)default
$6,900 new × 50% good × 2.03 allocation
$7,000
Patiosdefault
$1,200 new × 50% good × 2.03 allocation
$1,200
Decks & porches (attached)default
$1,200 new × 50% good × 2.03 allocation
$1,200

Building, 39-year$185,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,200 new × 52% good × 2.03 allocation
$135,300
Building plumbing & fixturesdefault
$13,400 new × 42% good × 2.03 allocation
$11,400
Building electrical & lightingdefault
$12,400 new × 42% good × 2.03 allocation
$10,600
HVACdefault
$13,500 new × 40% good × 2.03 allocation
$10,900
Hardwood & tile floorsdefault
$3,800 new × 40% good × 2.03 allocation
$3,100
Fireplacelisting
$2,600 new × 40% good × 2.03 allocation
$2,100
Septic systemlisting
$12,000 new × 50% good × 2.03 allocation
$12,200

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.