Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

259 Old Woods Rd

Morganton, GA 30560

$649,900

4 bd · 3 ba · Listed today

View on Realtor.com →

Low confidenceNegative cash flow

Year built

2007

Sqft

—

Lot sqft

71,003

HOA / mo

None

Furnished

List date

2026-10-29T11:21:11.000000Z

Revenue

Annual revenue

$52,658

ADR

$341

Occupancy

42%

Cleaning fees (12 mo)

$8,887

Confidence

Low (36.78), 35 comps

Comp revenue range (p25 / median / p75)

$29,909$45,192$64,005

Median revenue of shown comps: $53,985

Mountain Momma| Hot Tub & GameRm |10 plus air matt
House · 4 bd · 3 ba · sleeps 12 · 0.9 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $12,275ADR $529Occ ≈ 6%5★ (4)
Airbnb Vrbo
In The Heights|Hot Tub|Game Room|Great Views+More
Cabin · 4 bd · 3 ba · sleeps 12 · 1.2 mi
Revenue $50,187ADR $343Occ ≈ 40%5★ (144)
Airbnb Vrbo
Log Cabin w/ Hot Tub, Blue Ridge GA
Cabin · 4 bd · 3 ba · sleeps 10 · 1.4 mi
Revenue $107,542ADR $792Occ ≈ 37%5★ (1)
Airbnb Vrbo Booking
SECLUDED-SPACIOUS-STUNNING MTN VIEWS-MASTER ON MAIN-POOL TABLE-ARCADE-FIRE PIT
Cabin · 4 bd · 3 ba · sleeps 10 · 1.5 mi
Revenue $48,926ADR $374Occ ≈ 36%5★ (394)
Vrbo
Baby Blue Ridge | Morganton, Ga
Cabin · 4 bd · 3 ba · sleeps 10 · 1.6 mi
Revenue $65,553ADR $612Occ ≈ 29%4.9★ (18)
Airbnb Vrbo
5 Star Private Cabin Sleeps 14 w/Hot Tub-Game Room
Cabin · 4 bd · 3 ba · sleeps 12 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $33,064ADR $198Occ ≈ 46%5★ (119)
Airbnb Booking
Big Papa Bear Cub House
Cabin · 4 bd · 3 ba · sleeps 10 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $38,166ADR $234Occ ≈ 45%4.9★ (25)
Airbnb Vrbo
Hemptown Heights - Morganton, GA
Cabin · 4 bd · 3 ba · sleeps 10 · 1.7 mi
Revenue $51,319ADR $414Occ ≈ 34%4.5★ (13)
Airbnb Vrbo Booking
Mtn View-10 Min>Town-Hot Tub-Theater-Game Room
Cabin · 4 bd · 4 ba · sleeps 10 · 1.8 mi
Revenue $114,505ADR $353Occ ≈ 89%5★ (340)
Airbnb Vrbo
Near Blue Ridge, Pet Friendly, Game Room, Paved
Cabin · 4 bd · 3 ba · sleeps 9 · 1.8 mi
Revenue $16,467ADR $328Occ ≈ 14%4.7★ (10)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mountain Momma\| Hot Tub & GameRm \|10 plus air matt House Hot tub A/C Free parking Pets OK +5	4 bd · 3 ba · sleeps 12	$12,275	$529	6%	5★ (4)	0.9 mi	Airbnb Vrbo
In The Heights\|Hot Tub\|Game Room\|Great Views+More Cabin	4 bd · 3 ba · sleeps 12	$50,187	$343	40%	5★ (144)	1.2 mi	Airbnb Vrbo
Log Cabin w/ Hot Tub, Blue Ridge GA Cabin	4 bd · 3 ba · sleeps 10	$107,542	$792	37%	5★ (1)	1.4 mi	Airbnb Vrbo Booking
SECLUDED-SPACIOUS-STUNNING MTN VIEWS-MASTER ON MAIN-POOL TABLE-ARCADE-FIRE PIT Cabin	4 bd · 3 ba · sleeps 10	$48,926	$374	36%	5★ (394)	1.5 mi	Vrbo
Baby Blue Ridge \| Morganton, Ga Cabin	4 bd · 3 ba · sleeps 10	$65,553	$612	29%	4.9★ (18)	1.6 mi	Airbnb Vrbo
5 Star Private Cabin Sleeps 14 w/Hot Tub-Game Room Cabin Hot tub A/C Free parking Pets OK +6	4 bd · 3 ba · sleeps 12	$33,064	$198	46%	5★ (119)	1.6 mi	Airbnb Booking
Big Papa Bear Cub House Cabin Hot tub A/C Free parking Wifi +5	4 bd · 3 ba · sleeps 10	$38,166	$234	45%	4.9★ (25)	1.6 mi	Airbnb Vrbo
Hemptown Heights - Morganton, GA Cabin	4 bd · 3 ba · sleeps 10	$51,319	$414	34%	4.5★ (13)	1.7 mi	Airbnb Vrbo Booking
Mtn View-10 Min>Town-Hot Tub-Theater-Game Room Cabin	4 bd · 4 ba · sleeps 10	$114,505	$353	89%	5★ (340)	1.8 mi	Airbnb Vrbo
Near Blue Ridge, Pet Friendly, Game Room, Paved Cabin	4 bd · 3 ba · sleeps 9	$16,467	$328	14%	4.7★ (10)	1.8 mi	Airbnb Vrbo Booking

Show 9 more

Mtn View•Hot Tub•Firepit•Game Rm•10min to Blue Ridge
Vacation home · 4 bd · 4 ba · sleeps 10 · 1.8 mi
Revenue $126,424ADR $363Occ ≈ 95%—
Booking
*Rare Find*Rustic 4BR Mountain Cabin Retreat
Cabin · 4 bd · 3 ba · sleeps 10 · 1.8 mi
Revenue $12,032ADR $429Occ ≈ 8%4.7★ (29)
Airbnb Vrbo
Dialed Inn
Vacation home · 4 bd · 4 ba · sleeps 12 · 2.0 mi
Revenue $72,383ADR $623Occ ≈ 32%—
Booking
Mountain Views + Hot Tub | Sleeps 12 | Game Room
Cabin · 4 bd · 3.5 ba · sleeps 12 · 2.0 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $71,591ADR $333Occ ≈ 59%5★ (179)
Airbnb Vrbo
Stunning Mtn Views | Hot Tub | Fast Wi-Fi | Cable
Cabin · 4 bd · 3.5 ba · sleeps 10 · 2.0 mi
Revenue $103,432ADR $367Occ ≈ 77%5★ (218)
Airbnb Vrbo
Dialed Inn- Pets OK, Priv. Lake w Dock, Games!
Cabin · 4 bd · 3.5 ba · sleeps 12 · 2.1 mi
Revenue $62,457ADR $613Occ ≈ 28%5★ (3)
Airbnb Vrbo
Hideout in Blue Ridge
House · 4 bd · 3.5 ba · sleeps 10 · 2.2 mi
Revenue $18,856ADR $227Occ ≈ 23%5★ (10)
Airbnb Vrbo
Modern Cabin in Blue Ridge - Summer Availability - Bring Your BOAT !!!
Cabin · 4 bd · 3.5 ba · sleeps 10 · 2.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $53,985ADR $508Occ ≈ 29%5★ (40)
Vrbo
Cabin with Epic Game Room & Hot Tub
Cabin · 4 bd · 3 ba · sleeps 13 · 2.3 mi
Revenue $72,367ADR $323Occ ≈ 61%5★ (57)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mtn View•Hot Tub•Firepit•Game Rm•10min to Blue Ridge Vacation home	4 bd · 4 ba · sleeps 10	$126,424	$363	95%	—	1.8 mi	Booking
Rare FindRustic 4BR Mountain Cabin Retreat Cabin	4 bd · 3 ba · sleeps 10	$12,032	$429	8%	4.7★ (29)	1.8 mi	Airbnb Vrbo
Dialed Inn Vacation home	4 bd · 4 ba · sleeps 12	$72,383	$623	32%	—	2.0 mi	Booking
Mountain Views + Hot Tub \| Sleeps 12 \| Game Room Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3.5 ba · sleeps 12	$71,591	$333	59%	5★ (179)	2.0 mi	Airbnb Vrbo
Stunning Mtn Views \| Hot Tub \| Fast Wi-Fi \| Cable Cabin	4 bd · 3.5 ba · sleeps 10	$103,432	$367	77%	5★ (218)	2.0 mi	Airbnb Vrbo
Dialed Inn- Pets OK, Priv. Lake w Dock, Games! Cabin	4 bd · 3.5 ba · sleeps 12	$62,457	$613	28%	5★ (3)	2.1 mi	Airbnb Vrbo
Hideout in Blue Ridge House	4 bd · 3.5 ba · sleeps 10	$18,856	$227	23%	5★ (10)	2.2 mi	Airbnb Vrbo
Modern Cabin in Blue Ridge - Summer Availability - Bring Your BOAT !!! Cabin A/C Free parking Wifi Kitchen +4	4 bd · 3.5 ba · sleeps 10	$53,985	$508	29%	5★ (40)	2.2 mi	Vrbo
Cabin with Epic Game Room & Hot Tub Cabin	4 bd · 3 ba · sleeps 13	$72,367	$323	61%	5★ (57)	2.3 mi	Airbnb Vrbo

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$52,658

NOI

$24,569

Cash flow /mo

-$1,553

Cash needed

$211,471

Cash-on-cash

-8.8%

ROE (yr 1)

2.3%

Cap rate

3.8%

DSCR

0.57

Year-1 write-off

$134,785

Year-1 tax shield @ 32%

$43,131

Year-1 return on equity

Cash flow (annual)-$18,635
Principal paydown$4,016
Appreciation at%$19,497

ROE2.3%

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)$10,532
Platform fees (3% of revenue)$1,580
Maintenance / capex (5% of revenue)$2,633
Utilities & supplies$4,200
HOA$0
Property tax$2,223
Insurance (STR-rated)$6,921

Cash needed to close

Down payment (25%)$162,475
Closing costs (4.0%)$25,996
Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

Tax shield @ 32%$43,131

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

$631,000

Short-life (5/15-yr)

$111,000 · 18%

Year-1 deduction

$135,000

Year-1 tax shield @ 32%

$43,000

Land 3% (county tax record, market value split) · building $520,000 over 39 years · new furniture $23,000

Based on: ~2,400 sq ft (from beds), built 2007, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $80,000 in year 1 (9% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$85,300

Kitchen cabinetsdefault
$11,100 new × 40% good × 2.20 allocation
$9,800
Kitchen countertops (stone)listing
$11,300 new × 40% good × 2.20 allocation
$10,000
Decorative trimdefault
$4,200 new × 40% good × 2.20 allocation
$3,700
Mirrorsdefault
$500 new × 40% good × 2.20 allocation
$400
Shelvingdefault
$1,500 new × 40% good × 2.20 allocation
$1,300
Window coverings (24)default
$6,000 new × 40% good × 2.20 allocation
$5,300
Kitchen & laundry equipment plumbingdefault
$8,600 new × 62% good × 2.20 allocation
$11,800
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 62% good × 2.20 allocation
$7,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.20 allocation
$5,000
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.20 allocation
$7,900
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$49,000

Paving: driveway & walks (paved)default
$10,200 new × 50% good × 2.20 allocation
$11,200
Landscaping (minimal)listing
$4,900 new × 50% good × 2.20 allocation
$5,400
Patiosdefault
$2,400 new × 50% good × 2.20 allocation
$2,600
Decks & porches (attached)listing
$27,000 new × 50% good × 2.20 allocation
$29,800

Building, 39-year$519,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 68% good × 2.20 allocation
$392,100
Building plumbing & fixturesdefault
$27,000 new × 62% good × 2.20 allocation
$37,000
Building electrical & lightingdefault
$27,700 new × 62% good × 2.20 allocation
$37,900
HVACdefault
$27,000 new × 40% good × 2.20 allocation
$23,800
Hardwood & tile floorsdefault
$15,400 new × 40% good × 2.20 allocation
$13,600
Fireplacelisting
$2,600 new × 40% good × 2.20 allocation
$2,300
Septic systemlisting
$12,000 new × 50% good × 2.20 allocation
$13,200

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	$85,300	$49,000	$600	$134,800
2	$0	$0	$13,300	$13,300
3	$0	$0	$13,300	$13,300
4	$0	$0	$13,300	$13,300
5	$0	$0	$13,300	$13,300
6+	$0	$0	$466,000	$466,000
Total	$85,300	$49,000	$519,900	$654,100

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.