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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Hampton Dr

Hampton Dr

Morganton, GA 30560

$340,000

3 bd · 2 ba · 1,800 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2026

Sqft

1,800

Lot sqft

48,352

HOA / mo

$0

Furnished

No

List date

2026-10-12T19:26:43.000000Z

Revenue

Annual revenue

$22,096

ADR

$225

Occupancy

27%

Cleaning fees (12 mo)

$3,936

Confidence

Low (35.14), 7 comps

Comp revenue range (p25 / median / p75)

$14,761$29,626$33,273

Median revenue of shown comps: $29,626

  • Cabin Near Blue Ridge | Hot Tub + Pet Friendly

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $29,626ADR $281Occ ≈ 29%4.9★ (16)

    AirbnbVrboBooking

  • Relax and Renew

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $24,632ADR $342Occ ≈ 20%5★ (13)

    AirbnbVrbo

  • Relax & Renew Private House with Hot Tub

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $969ADR $323Occ ≈ 1%—

    Delisted

  • Morganton Cabin Hideaway | Peace & Nature

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $4,889ADR $218Occ ≈ 6%—

    Delisted

  • Blue Ridge, Blairsville Mtn Experience, Near Lake

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $30,395ADR $319Occ ≈ 26%5★ (12)

    Delisted

  • Meadow Creek -Peace & Quiet, hot tub and firepit

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $43,300ADR $273Occ ≈ 43%4.7★ (31)

    AirbnbVrboBooking

  • Private cabin w/ hot tub and outdoor fireplace

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $36,151ADR $333Occ ≈ 30%—

    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
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$22,096

NOI

$6,873

Cash flow /mo

-$1,325

Cash needed

$118,100

Cash-on-cash

-13.5%

ROE (yr 1)

-3.1%

Cap rate

2.0%

DSCR

0.30

Year-1 write-off

$81,183

Year-1 tax shield @ 32%

$25,979

Year-1 return on equity

  • Cash flow (annual)-$15,901
  • Principal paydown$2,068
  • Appreciation at%$10,200
ROE-3.1%

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)$4,419
  • Platform fees (3% of revenue)$663
  • Maintenance / capex (5% of revenue)$1,105
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,215
  • Insurance (STR-rated)$3,621

Cash needed to close

  • Down payment (25%)$85,000
  • Closing costs (4.0%)$13,600
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,979

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

$235,000

Short-life (5/15-yr)

$61,000 · 26%

Year-1 deduction

$81,000

Year-1 tax shield @ 32%

$26,000

Land 31% (county tax record, market value split) · building $174,000 over 39 years · new furniture $20,000

Based on: 1,800 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $54,000 in year 1 (14% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$55,700

  • Kitchen cabinetsdefault

    $9,700 new × 100% good × 0.64 allocation

    $6,300

  • Kitchen countertopsdefault

    $8,000 new × 100% good × 0.64 allocation

    $5,100

  • Decorative trimdefault

    $3,200 new × 100% good × 0.64 allocation

    $2,000

  • Mirrorsdefault

    $300 new × 100% good × 0.64 allocation

    $200

  • Shelvingdefault

    $1,200 new × 100% good × 0.64 allocation

    $800

  • Window coverings (18)default

    $4,500 new × 100% good × 0.64 allocation

    $2,900

  • Carpet, vinyl & laminate (100% of floors)listing

    $11,600 new × 100% good × 0.64 allocation

    $7,500

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 100% good × 0.64 allocation

    $4,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 100% good × 0.64 allocation

    $2,900

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 100% good × 0.64 allocation

    $3,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$25,300

  • Paving: driveway & walks (paved)default

    $8,800 new × 100% good × 0.64 allocation

    $5,700

  • Landscaping (typical)default

    $8,500 new × 100% good × 0.64 allocation

    $5,400

  • Patiosdefault

    $1,800 new × 100% good × 0.64 allocation

    $1,100

  • Decks & porches (attached)listing

    $20,300 new × 100% good × 0.64 allocation

    $13,000
Building, 39-year$173,900

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

    $195,200 new × 100% good × 0.64 allocation

    $125,500

  • Building plumbing & fixturesdefault

    $20,200 new × 100% good × 0.64 allocation

    $13,000

  • Building electrical & lightingdefault

    $20,100 new × 100% good × 0.64 allocation

    $12,900

  • HVACdefault

    $20,300 new × 100% good × 0.64 allocation

    $13,000

  • Fireplacelisting

    $2,600 new × 100% good × 0.64 allocation

    $1,700

  • Septic systemlisting

    $12,000 new × 100% good × 0.64 allocation

    $7,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$55,700$25,300$200$81,200
2$0$0$4,500$4,500
3$0$0$4,500$4,500
4$0$0$4,500$4,500
5$0$0$4,500$4,500
6+$0$0$155,900$155,900
Total$55,700$25,300$173,900$254,900

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.