Hampton Dr

Morganton, GA 30560

$340,000

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

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Low confidence

Year built

2026

Sqft

1,800

Lot sqft

48,352

HOA / mo

Furnished

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)
Airbnb Vrbo Booking
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)
Airbnb Vrbo
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)
Airbnb Vrbo Booking
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%—
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cabin Near Blue Ridge \| Hot Tub + Pet Friendly Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 6	$29,626	$281	29%	4.9★ (16)	0.2 mi	Airbnb Vrbo Booking
Relax and Renew Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$24,632	$342	20%	5★ (13)	0.2 mi	Airbnb Vrbo
Relax & Renew Private House with Hot Tub House	3 bd · 2 ba · sleeps 6	$969	$323	1%	—	0.2 mi	Delisted
Morganton Cabin Hideaway \| Peace & Nature Cabin	3 bd · 2 ba · sleeps 6	$4,889	$218	6%	—	0.3 mi	Delisted
Blue Ridge, Blairsville Mtn Experience, Near Lake Cabin	3 bd · 2 ba · sleeps 8	$30,395	$319	26%	5★ (12)	0.6 mi	Delisted
Meadow Creek -Peace & Quiet, hot tub and firepit Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 6	$43,300	$273	43%	4.7★ (31)	0.6 mi	Airbnb Vrbo Booking
Private cabin w/ hot tub and outdoor fireplace Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 8	$36,151	$333	30%	—	0.7 mi	Airbnb Vrbo 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

$22,096

NOI

$6,873

Cash flow /mo

$573

Cash needed

$373,100

Cash-on-cash (all cash)

1.8%

ROE (yr 1)

4.6%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$81,183

Year-1 tax shield @ 32%

$25,979

Year-1 return on equity

Cash flow (annual)$6,873
Principal paydown (n/a, cash)$0
Appreciation at%$10,200

ROE4.6%

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

Purchase price (all cash)$340,000
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

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	$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.