45 Turning Lay Rd
Morganton, GA 30560
$629,000
3 bd · 2.5 ba · 3,204 sqft · Listed 1d ago
View on Realtor.com →Year built
2011
Sqft
3,204
Lot sqft
108,464
HOA / mo
$0
Furnished
No
List date
2026-11-02T19:44:23.000000Z
Revenue
Annual revenue
$46,505
ADR
$266
Occupancy
48%
Cleaning fees (12 mo)
$9,446
Confidence
Med (55.71), 13 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $49,477
Serene retreat with a hot tub, firepit, washer/dryer & seasonal mountain views
House · 2 bd · 3 ba · sleeps 6 · 0.7 mi
Revenue $27,110ADR $194Occ ≈ 38%4.6★ (16)
Delisted
Cozy Bear Cabin 167–Scenic Views–Sleeps 10
House · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi
Revenue $55,842ADR $368Occ ≈ 42%4.9★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Game Room Getaway! 4BR Cabin w/Hot Tub, Pool Table Cabin
| 4 bd · 3.5 ba · sleeps 12 | $45,589 | $278 | 45% | 4.8★ (35) | 0.5 mi | AirbnbVrbo |
Serene retreat with a hot tub, firepit, washer/dryer & seasonal mountain views House | 2 bd · 3 ba · sleeps 6 | $27,110 | $194 | 38% | 4.6★ (16) | 0.7 mi | Delisted |
Sunset in the Woods Cabin! Cabin
| 4 bd · 3.5 ba · sleeps 14 | $49,477 | $339 | 40% | 5★ (153) | 0.7 mi | AirbnbVrbo |
Cozy Mountain View near Blue Ridge Ga Cabin
| 2 bd · 2 ba · sleeps 4 | $71,022 | $230 | 85% | 5★ (162) | 0.7 mi | AirbnbVrbo |
249 Ranger Station-Mtn View, Dogs OK, Hot Tub Cabin | 3 bd · 3.5 ba · sleeps 6 | $52,721 | $387 | 37% | 5★ (1) | 0.7 mi | AirbnbVrbo |
The Deerpath Getaway House
| 2 bd · 3.5 ba · sleeps 6 | $9,286 | $206 | 12% | 4.5★ (58) | 0.7 mi | AirbnbVrboBooking |
Cozy Bear Cabin 167–Scenic Views–Sleeps 10 House | 4 bd · 3.5 ba · sleeps 12 | $55,842 | $368 | 42% | 4.9★ (25) | 0.7 mi | Airbnb |
Views | Hot Tub | Game Room | 15 Min to BR Cabin
| 4 bd · 3 ba · sleeps 12 | $24,327 | $354 | 19% | 5★ (10) | 0.7 mi | AirbnbVrboBooking |
Big Valley Getaway: Cozy Retreat & Stunning Views House
| 4 bd · 2.5 ba · sleeps 10 | $28,594 | $308 | 25% | 4.8★ (11) | 0.7 mi | AirbnbVrbo |
Dream a Little Dream & Stay Awhile - Dogs Welcome! Cabin
| 3 bd · 3 ba · sleeps 8 | $63,014 | $380 | 45% | — | 0.8 mi | AirbnbVrbo |
Show 3 more
Dream a Little Dream
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.8 mi
Revenue $57,481ADR $357Occ ≈ 44%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Skyfall | Outdoor Fireplace w/ TV, Hot Tub Cabin
| 4 bd · 3.5 ba · sleeps 8 | $20,746 | $479 | 12% | 5★ (1) | 0.8 mi | AirbnbVrbo |
Dream a Little Dream Vacation home | 4 bd · 3 ba · sleeps 8 | $57,481 | $357 | 44% | — | 0.8 mi | Booking |
A Great Escape near Blue Ridge Ga Cabin | 3 bd · 3.5 ba · sleeps 6 | $61,077 | $212 | 79% | 5★ (90) | 0.8 mi | AirbnbVrbo |
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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$46,505
NOI
$20,911
Cash flow /mo
-$1,716
Cash needed
$201,910
Cash-on-cash
-10.2%
ROE (yr 1)
1.1%
Cap rate
3.3%
DSCR
0.50
Year-1 write-off
$113,041
Year-1 tax shield @ 32%
$36,173
Year-1 return on equity
- Cash flow (annual)-$20,588
- Principal paydown$3,949
- Appreciation at%$18,870
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)$9,301
- Platform fees (3% of revenue)$1,395
- Maintenance / capex (5% of revenue)$2,325
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,674
- Insurance (STR-rated)$6,699
Cash needed to close
- Down payment (25%)$157,250
- Closing costs (4.0%)$25,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,173
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
$590,000
Short-life (5/15-yr)
$93,000 · 16%
Year-1 deduction
$113,000
Year-1 tax shield @ 32%
$36,000
Land 6% (county tax record, market value split) · building $497,000 over 39 years · new furniture $20,000
Based on: 3,204 sq ft, built 2011, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $69,000 in year 1 (8% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$12,800 new × 40% good × 1.46 allocation
- $6,100
Kitchen countertopsdefault
$10,500 new × 40% good × 1.46 allocation
- $3,300
Decorative trimdefault
$5,600 new × 40% good × 1.46 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.46 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.46 allocation
- $4,700
Window coverings (32)default
$8,000 new × 40% good × 1.46 allocation
- $4,000
Carpet, vinyl & laminate (33% of floors)listing
$6,900 new × 40% good × 1.46 allocation
- $10,200
Kitchen & laundry equipment plumbingdefault
$10,000 new × 70% good × 1.46 allocation
- $6,200
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 70% good × 1.46 allocation
- $4,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.46 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,600
Paving: driveway & walks (paved)default
$11,700 new × 50% good × 1.46 allocation
- $8,200
Landscaping (typical)default
$11,300 new × 50% good × 1.46 allocation
- $2,300
Patiosdefault
$3,200 new × 50% good × 1.46 allocation
- $26,300
Decks & porches (attached)listing
$36,000 new × 50% good × 1.46 allocation
- $381,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$348,600 new × 75% good × 1.46 allocation
- $36,900
Building plumbing & fixturesdefault
$36,100 new × 70% good × 1.46 allocation
- $38,700
Building electrical & lightingdefault
$37,900 new × 70% good × 1.46 allocation
- $21,100
HVACdefault
$36,100 new × 40% good × 1.46 allocation
- $8,000
Hardwood & tile floorsdefault
$13,700 new × 40% good × 1.46 allocation
- $1,500
Fireplacelisting
$2,600 new × 40% good × 1.46 allocation
- $8,800
Septic systemlisting
$12,000 new × 50% good × 1.46 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,100 | $45,400 | $500 | $113,000 |
| 2 | $0 | $0 | $12,700 | $12,700 |
| 3 | $0 | $0 | $12,700 | $12,700 |
| 4 | $0 | $0 | $12,700 | $12,700 |
| 5 | $0 | $0 | $12,700 | $12,700 |
| 6+ | $0 | $0 | $445,500 | $445,500 |
| Total | $67,100 | $45,400 | $497,000 | $609,500 |
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: 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.