161 Walkabout Creek Rd
Morganton, GA 30560
$599,900
3 bd · 3 ba · 2,000 sqft · Listed 27d ago
View on Realtor.com →Year built
1994
Sqft
2,000
Lot sqft
32,670
HOA / mo
None
Furnished
Yes
List date
2026-08-31T15:34:04.000000Z
Revenue
Annual revenue
$41,199
ADR
$248
Occupancy
46%
Cleaning fees (12 mo)
$8,203
Confidence
Med (58), 47 comps
Comp revenue range (p25 / median / p75)
Beautiful all season's view of the Blue Ridge Mountains.
Cabin · 3 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $55,361ADR $194Occ ≈ 78%5★ (346)
Hawk's Ridge - Beautiful Westward Facing Views
House · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $54,037ADR $262Occ ≈ 57%5★ (50)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Glass Cabin Retreat w/ Hot Tub, Sauna + Epic Views House | 3 bd · 3 ba · sleeps 10 | $40,028 | $380 | 29% | 5★ (15) | 0.1 mi | AirbnbVrboBooking |
Blue Ridge Bliss - Hot tub, lush views, and games! Cabin | 3 bd · 3 ba · sleeps 6 | $50,362 | $319 | 43% | 4.5★ (22) | 0.1 mi | AirbnbVrboBooking |
Whiskey Rocks | $179 Off Your Stay! Cabin | 3 bd · 4 ba · sleeps 8 | $79,443 | $370 | 59% | 4.9★ (104) | 0.2 mi | AirbnbVrboBooking |
Secluded Cabin w/ Hot Tub & Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $38,221 | $311 | 34% | 4.8★ (49) | 0.2 mi | AirbnbVrboBooking |
Beautiful all season's view of the Blue Ridge Mountains. Cabin | 3 bd · 2 ba · sleeps 4 | $55,361 | $194 | 78% | 5★ (346) | 0.2 mi | Vrbo |
Mountain Views, Fenced Yard, Pets ok, Blue Ridge Cabin | 3 bd · 3 ba · sleeps 6 | $35,430 | $319 | 30% | 4.9★ (86) | 0.2 mi | AirbnbVrboBooking |
True North Cabin | 3 bd · 2.5 ba · sleeps 6 | $24,469 | $304 | 22% | 5★ (75) | 0.2 mi | Airbnb |
Hawk's Ridge - Beautiful Westward Facing Views House | 3 bd · 2.5 ba · sleeps 8 | $54,037 | $262 | 57% | 5★ (50) | 0.2 mi | Airbnb |
Hemptown Hideway Cabin | 3 bd · 3 ba · sleeps 8 | $25,112 | $294 | 23% | 4.7★ (16) | 0.2 mi | AirbnbVrboBooking |
Cloudwalker- Views, Hot Tub, Outdoor Fireplace Cabin | 3 bd · 3 ba · sleeps 8 | $67,343 | $421 | 44% | 4.5★ (15) | 0.2 mi | AirbnbVrboBooking |
Show all 47 comps
Sounds of Silence | No Pet Fees | Sleeps 8 | Mountain Views | Paved Roads
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $53,069ADR $269Occ ≈ 54%4.9★ (27)
Blue Ridge's Enchanted Cottage
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $27,750ADR $216Occ ≈ 35%5★ (358)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lux 3BR Mountain Cabin | Hot Tub + Fire Pit! Cabin | 3 bd · 3 ba · sleeps 8 | $44,115 | $301 | 40% | 5★ (34) | 0.2 mi | AirbnbVrboBooking |
Blue Ridge Mountain View, Full Wall of Windows Cabin | 3 bd · 2.5 ba · sleeps 6 | $22,612 | $377 | 16% | 5★ (2) | 0.2 mi | AirbnbVrboBooking |
Epic Sunset Views Hot Tub Pet Friendly Blue Ridge Cabin | 3 bd · 3 ba · sleeps 8 | $29,937 | $327 | 25% | 4.8★ (62) | 0.3 mi | AirbnbVrboBooking |
Hot Tub & Scenic Mountain Views, Game Room Cabin | 3 bd · 3.5 ba · sleeps 8 | $73,978 | $294 | 69% | 5★ (50) | 0.3 mi | AirbnbVrbo |
Close to Blue Ridge | Games | Hot Tub | Fire Pit Cabin | 3 bd · 3 ba · sleeps 8 | $36,727 | $262 | 38% | 4.8★ (12) | 0.3 mi | AirbnbVrboBooking |
Cabin Sweet Cabin | Hot Tub•Game Room•Dog Friendly House | 3 bd · 2 ba · sleeps 6 | $44,714 | $285 | 43% | 5★ (22) | 0.3 mi | AirbnbVrboBooking |
Amazing View, Blue Ridge, Pet Friendly, Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $44,561 | $304 | 40% | 5★ (54) | 0.3 mi | AirbnbVrboBooking |
Spacious Blue Ridge cabin w/amazing mountain views Cabin | 3 bd · 2.5 ba · sleeps 8 | $31,720 | $284 | 31% | 4.8★ (43) | 0.3 mi | AirbnbVrbo |
Pet Friendly | Hot Tub | Family Fun Chalet w Views Chalet | 3 bd · 3 ba · sleeps 12 | $53,180 | $242 | 60% | 5★ (169) | 0.3 mi | AirbnbVrbo |
Sounds of Silence | No Pet Fees | Sleeps 8 | Mountain Views | Paved Roads Cabin | 3 bd · 3 ba · sleeps 8 | $53,069 | $269 | 54% | 4.9★ (27) | 0.3 mi | Vrbo |
Cabin Sweet Cabin- Pet Friendly, HotTub. Fireplace Cabin | 3 bd · 2 ba · sleeps 6 | $22,710 | $194 | 32% | 4.5★ (12) | 0.4 mi | AirbnbVrboBooking |
Blue Ridge, Mountain View, Swing Bed, Cozy Cabin | 3 bd · 2 ba · sleeps 6 | $8,981 | $258 | 10% | 4.8★ (42) | 0.4 mi | AirbnbVrboBooking |
Tranquility OTB-Pool, Game Room,5 min Blue Ridge Cabin | 3 bd · 2.5 ba · sleeps 6 | $12,872 | $189 | 19% | 4.8★ (5) | 0.4 mi | AirbnbVrbo |
Mtn Views, Game Room, Dogs Welcome, Fenced Yard. Cabin | 3 bd · 2 ba · sleeps 6 | $43,988 | $227 | 53% | 5★ (158) | 0.4 mi | AirbnbVrbo |
Cabin on Water Scenic Fly Fishing Firepit Games Cabin | 3 bd · 2 ba · sleeps 6 | $30,144 | $250 | 33% | 5★ (64) | 0.5 mi | AirbnbVrboBooking |
Views, Pet Friendly, Hot Tub, Fire Pit, 10% Disc Cabin | 3 bd · 3 ba · sleeps 6 | $24,121 | $289 | 23% | 4.7★ (7) | 0.5 mi | AirbnbVrboBooking |
Stunning Views~Hot Tub~Games~Fireplace~DogFriendly House | 3 bd · 3 ba · sleeps 7 | $50,366 | $333 | 41% | 5★ (27) | 0.5 mi | AirbnbVrboBooking |
Creekside-Secluded-Firepit-Games Cabin | 3 bd · 2.5 ba · sleeps 6 | $64,325 | $246 | 72% | 5★ (237) | 0.5 mi | AirbnbVrboBooking |
Cabin Fever- Pet Friendly, Secluded, Fireplace Cabin | 3 bd · 3 ba · sleeps 6 | $33,674 | $346 | 27% | 4.7★ (3) | 0.5 mi | AirbnbVrboBooking |
Stunning long-range mountain views / paved access Cabin | 3 bd · 3 ba · sleeps 8 | $38,361 | $253 | 42% | 5★ (267) | 0.5 mi | AirbnbVrbo |
Blue Ridge Hot Tub Pet Friendly Game Room Cabin | 3 bd · 3 ba · sleeps 6 | $24,688 | $310 | 22% | 4.9★ (129) | 0.5 mi | AirbnbVrboBooking |
Stunning Views, Pet Friendly, Blue Ridge, Hot Tub Cabin | 3 bd · 3.5 ba · sleeps 6 | $38,919 | $294 | 36% | 5★ (9) | 0.6 mi | AirbnbVrboBooking |
My Mountain Retreat- King Beds, Game Room, Views Cabin | 3 bd · 3 ba · sleeps 10 | $33,545 | $296 | 31% | 4.7★ (8) | 0.6 mi | AirbnbVrbo |
Mountain Views-Hot Tub-Games-Pool & Foosball House | 3 bd · 3 ba · sleeps 8 | $33,624 | $348 | 26% | 4.8★ (12) | 0.6 mi | AirbnbVrbo |
Sunrise-View, Hot Tub, Game Room, Fire Pit Cabin | 3 bd · 3 ba · sleeps 6 | $28,349 | $251 | 31% | 5★ (14) | 0.6 mi | AirbnbVrbo |
Mountain View, Hot Tub, Game Room, Good Roads Cabin | 3 bd · 3 ba · sleeps 6 | $33,027 | $309 | 29% | 5★ (8) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge's Enchanted Cottage Cabin | 3 bd · 3 ba · sleeps 10 | $27,750 | $216 | 35% | 5★ (358) | 0.6 mi | Airbnb |
My Mountain Lookout- Screen Deck, Views, Billiards Cabin | 3 bd · 3 ba · sleeps 9 | $28,305 | $326 | 24% | 4.7★ (18) | 0.6 mi | AirbnbVrboBooking |
Pet-Friendly Cabin Near Blue Ridge w/ Hot Tub Cabin | 3 bd · 3 ba · sleeps 6 | $27,943 | $278 | 28% | 4.8★ (40) | 0.6 mi | AirbnbVrboBooking |
Near Blue Ridge, Fire Pit, Paved Roads, Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $23,774 | $297 | 22% | 5★ (4) | 0.6 mi | AirbnbVrboBooking |
Hot Tub | Pool Table | Fire Pit | Views | Pets Cabin | 3 bd · 3 ba · sleeps 9 | $29,848 | $345 | 24% | 5★ (115) | 0.7 mi | AirbnbVrbo |
Moonlight Dreams Stay House | 3 bd · 3 ba · sleeps 6 | $5,061 | $202 | 7% | 4.8★ (81) | 0.7 mi | AirbnbVrboBooking |
Breathtaking mountain view in a peaceful setting Cabin | 3 bd · 2 ba · sleeps 6 | $24,087 | $180 | 37% | 5★ (32) | 0.7 mi | AirbnbVrbo |
HavenView - pets, private, view, near Blue Ridge Cabin | 3 bd · 2 ba · sleeps 6 | $35,365 | $255 | 38% | 5★ (15) | 0.7 mi | AirbnbVrbo |
Twig Hollow-Hot tub, fire pit, dog friendly, view Cabin | 3 bd · 3 ba · sleeps 6 | $25,432 | $269 | 26% | 5★ (7) | 0.7 mi | AirbnbVrbo |
Babbling Brook -Outdoor Living at its Best Cabin | 3 bd · 3 ba · sleeps 6 | $37,877 | $218 | 48% | 5★ (31) | 0.7 mi | AirbnbVrboBooking |
Amazing Mountain View, Blue Ridge, Hot Tub, Deck Cabin | 3 bd · 2 ba · sleeps 6 | $42,089 | $286 | 40% | 5★ (72) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$41,199
NOI
$17,509
Cash flow /mo
-$1,774
Cash needed
$173,971
Cash-on-cash
-12.2%
ROE (yr 1)
0.4%
Cap rate
2.9%
DSCR
0.45
Year-1 write-off
$138,712
Year-1 tax shield @ 32%
$44,388
Year-1 return on equity
- Cash flow (annual)-$21,282
- Principal paydown$3,926
- Appreciation at%$17,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,240
- Platform fees (3% of revenue)$1,236
- Maintenance / capex (5% of revenue)$2,060
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,565
- Insurance (STR-rated)$6,389
Cash needed to close
- Down payment (25%)$149,975
- Closing costs (4.0%)$23,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,388
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
$549,000
Short-life (5/15-yr)
$137,000 · 25%
Year-1 deduction
$139,000
Year-1 tax shield @ 32%
$44,000
Land 9% (county tax record, market value split) · building $413,000 over 39 years
Based on: 2,000 sq ft, built 1994, 3 bd / 3 ba, furnished, listing features (deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $77,000 in year 1 (14% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$10,200 new × 40% good × 2.99 allocation
- $10,000
Kitchen countertopsdefault
$8,300 new × 40% good × 2.99 allocation
- $4,200
Decorative trimdefault
$3,500 new × 40% good × 2.99 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.99 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.99 allocation
- $6,000
Window coverings (20)default
$5,000 new × 40% good × 2.99 allocation
- $7,700
Carpet, vinyl & laminate (50% of floors)listing
$6,400 new × 40% good × 2.99 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 2.99 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.99 allocation
- $7,500
Appliances (microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$6,300 new × 40% good × 2.99 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,900
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 2.99 allocation
- $13,400
Landscaping (typical)default
$8,900 new × 50% good × 2.99 allocation
- $3,000
Patiosdefault
$2,000 new × 50% good × 2.99 allocation
- $33,700
Decks & porches (attached)listing
$22,500 new × 50% good × 2.99 allocation
- $303,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$216,900 new × 47% good × 2.99 allocation
- $27,000
Building plumbing & fixturesdefault
$22,500 new × 40% good × 2.99 allocation
- $27,100
Building electrical & lightingdefault
$22,600 new × 40% good × 2.99 allocation
- $27,000
HVACdefault
$22,500 new × 40% good × 2.99 allocation
- $7,700
Hardwood & tile floorsdefault
$6,400 new × 40% good × 2.99 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 2.99 allocation
- $18,000
Septic systemlisting
$12,000 new × 50% good × 2.99 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,600 | $63,900 | $2,200 | $138,700 |
| 2 | $0 | $0 | $10,600 | $10,600 |
| 3 | $0 | $0 | $10,600 | $10,600 |
| 4 | $0 | $0 | $10,600 | $10,600 |
| 5 | $0 | $0 | $10,600 | $10,600 |
| 6+ | $0 | $0 | $368,400 | $368,400 |
| Total | $72,600 | $63,900 | $413,000 | $549,500 |
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.