355 Happy Valley Ln
Morganton, GA 30560
$675,000
2 bd · 2 ba · 1,680 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
1,680
Lot sqft
125,017
HOA / mo
$0
Furnished
No
List date
2026-10-29T19:39:29.000000Z
Revenue
Annual revenue
$30,103
ADR
$174
Occupancy
47%
Cleaning fees (12 mo)
$5,536
Confidence
Low (27.37), 48 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $25,205
Wellness Retreat Cabin! 3 Acres of Private Land!
House · 2 bd · 2 ba · sleeps 6 · 381 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $2,036ADR $254Occ ≈ 2%5★ (3)
Modern Cabin | Hot Tub+Sauna |Blue Ridge Mountains
Cabin · 2 bd · 1 ba · sleeps 4 · 1.2 mi
Revenue $51,610ADR $276Occ ≈ 51%5★ (54)
Peaceful, relaxing retreat
Tiny house · 2 bd · 1 ba · sleeps 6 · 1.2 mi
Revenue $3,700ADR $185Occ ≈ 5%5★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Wellness Retreat Cabin! 3 Acres of Private Land! House
| 2 bd · 2 ba · sleeps 6 | $2,036 | $254 | 2% | 5★ (3) | 381 ft | Airbnb |
Modern Cabin | Hot Tub+Sauna |Blue Ridge Mountains Cabin | 2 bd · 1 ba · sleeps 4 | $51,610 | $276 | 51% | 5★ (54) | 1.2 mi | Airbnb |
Peaceful, relaxing retreat Tiny house | 2 bd · 1 ba · sleeps 6 | $3,700 | $185 | 5% | 5★ (6) | 1.2 mi | Airbnb |
Pet Friendly, Hot Tub, Fire Pit, Creek, near town Cabin | 2 bd · 2 ba · sleeps 4 | $29,510 | $196 | 41% | 4.9★ (75) | 1.3 mi | AirbnbVrboBooking |
Peaceful Deck & Pool Access! Blue Ridge Tiny Home House | 2 bd · 1 ba · sleeps 4 | $9,497 | $64 | 41% | — | 1.3 mi | AirbnbVrboBooking |
Morganton Tiny Home < 5 Mi to Blue Ridge Lake House | 2 bd · 1 ba · sleeps 5 | $16,776 | $159 | 29% | 4.6★ (54) | 1.3 mi | AirbnbVrboBooking |
Crabapple cabin, hot tub, pond/creek, Blue ridge Cabin | 2 bd · 2 ba · sleeps 6 | $26,229 | $191 | 38% | 4.8★ (27) | 1.3 mi | AirbnbVrboBooking |
Camper in Waterside at Blue Ridge Camper/RV
| 2 bd · 2 ba · sleeps 4 | $1,312 | $218 | 2% | 5★ (2) | 1.3 mi | AirbnbVrbo |
Fall Headquarters! Blue Ridge Tiny Home Cabin | 2 bd · 1 ba · sleeps 6 | $15,758 | $153 | 28% | 5★ (79) | 1.3 mi | AirbnbVrbo |
Creekside Tiny Retreat • 10 Min to Blue Ridge Tiny house | 2 bd · 1 ba · sleeps 4 | $23,334 | $146 | 44% | 5★ (104) | 1.3 mi | AirbnbVrbo |
Show 39 more
RV Glamping in Blue Ridge
Camper/RV · 2 bd · 1.5 ba · sleeps 5 · 1.3 mi
Revenue $25,205ADR $106Occ ≈ 65%5★ (38)
Delisted
Rustic Cabin @ Project Chimps
Cabin · 2 bd · 1 ba · sleeps 6 · 1.6 mi
Revenue $15,937ADR $107Occ ≈ 41%4.8★ (45)
Cozy, Fire pit, Putt Putt, Close to Hikes, Dogs OK
Cabin · 2 bd · 1.5 ba · sleeps 4 · 1.7 mi
Revenue $1,619ADR $120Occ ≈ 4%4.9★ (282)
Putting Green, Firepit, Cozy, Fireplace, Dogs ok
Cabin · 2 bd · 1.5 ba · sleeps 5 · 1.7 mi
Revenue $16,964ADR $136Occ ≈ 34%4.8★ (29)
Stay Warm & Cozy in Blue Ridge! Hot Tub & Fire Pit | 8 Min to Downtown
Cabin · 2 bd · 1 ba · sleeps 4 · 1.8 mi
Revenue $38,105ADR $245Occ ≈ 43%5★ (70)
Blue Bear Hideaway - Dog Friendly - Fast WiFi
Cabin · 2 bd · 2 ba · sleeps 4 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $37,342ADR $158Occ ≈ 65%5★ (258)
Charming Shared Cabin at Project Chimps Sanctuary
Cabin · 2 bd · 1 ba · sleeps 4 · 1.8 mi
Revenue $24,189ADR $160Occ ≈ 41%3.8★ (4)
Putting Green, Firepit, Cozy, Fireplace, Dogs ok
Cabin · 2 bd · 2 ba · sleeps 4 · 1.8 mi
Revenue $100,804ADR $628Occ ≈ 44%4.7★ (3)
Serenity at Hemptown Creek <br>NEW LISTING<br>
Cabin · 2 bd · 2 ba · sleeps 4 · 1.9 mi
Revenue $18,190ADR $196Occ ≈ 25%4.9★ (45)
Cozy Cabin for 4 with 2 King beds, 2 full baths, 2 fireplaces and upscale Decor!
Cabin · 2 bd · 2 ba · sleeps 4 · 2.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $12,583ADR $196Occ ≈ 18%5★ (57)
Treeangle Treehouse
Vacation home · 2 bd · 1 ba · sleeps 4 · 2.0 mi
Revenue $1,141ADR $380Occ ≈ 1%—
Timber Ridge - Mtn View Cabin, Pet Friendly, Hot
Cabin · 2 bd · 1 ba · sleeps 4 · 2.1 mi
Revenue $25,647ADR $674Occ ≈ 10%5★ (21)
Delisted
Mountain Views! Romantic, cozy luxury cabin; Hot tub, wifi, Sat TV, mins from BR
Cabin · 2 bd · 1 ba · sleeps 4 · 2.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $54,610ADR $181Occ ≈ 83%4.9★ (318)
Stelle Bungalow @Terra Madre-NEW/Dogs welcome
Bungalow · 2 bd · 1.5 ba · sleeps 4 · 2.1 mi
Revenue $12,765ADR $106Occ ≈ 33%4.5★ (13)
Creekside Hot Tub Cabin Near Blue Ridge
House · 2 bd · 1 ba · sleeps 4 · 2.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $1,860ADR $155Occ ≈ 3%4.5★ (2)
Peaceful, Easy Feeling! Mtn View, Hot Tub, Porch
Cabin · 2 bd · 1.5 ba · sleeps 4 · 2.1 mi
Revenue $13,957ADR $253Occ ≈ 15%5★ (7)
Starlight Cottage
Cabin · 2 bd · 1 ba · sleeps 4 · 2.2 mi
Revenue $13,278ADR $128Occ ≈ 28%4★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Grand TINY HOME minutes to BLUE RIDGE Yes to PETS Tiny house | 2 bd · 1 ba · sleeps 4 | $25,565 | $150 | 47% | 5★ (324) | 1.3 mi | AirbnbVrbo |
RV Glamping in Blue Ridge Camper/RV | 2 bd · 1.5 ba · sleeps 5 | $25,205 | $106 | 65% | 5★ (38) | 1.3 mi | Delisted |
Secluded Cabin w/ Hot Tub & Cozy Fire Pit Cabin | 2 bd · 2 ba · sleeps 4 | $49,594 | $237 | 57% | 5★ (64) | 1.5 mi | AirbnbVrboBooking |
Mountain Spa Cabin – Sauna • Hot Tub• Massages Cabin | 2 bd · 2 ba · sleeps 5 | $58,309 | $313 | 51% | 5★ (43) | 1.5 mi | AirbnbVrboBooking |
Cardinal Creek Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $27,610 | $205 | 37% | 5★ (35) | 1.5 mi | AirbnbVrboBooking |
Modern Rustic Mountain Home House | 2 bd · 2 ba · sleeps 4 | $42,619 | $228 | 51% | 5★ (37) | 1.6 mi | AirbnbVrbo |
Game Room, Great View, Hot Tub, Blue Ridge Cabin | 2 bd · 2 ba · sleeps 4 | $27,504 | $275 | 27% | 4.8★ (75) | 1.6 mi | AirbnbVrboBooking |
Rustic Cabin @ Project Chimps Cabin | 2 bd · 1 ba · sleeps 6 | $15,937 | $107 | 41% | 4.8★ (45) | 1.6 mi | Airbnb |
Hot Tub|Fire Pit|Grill|15 Min to BR|Dog Friendly Cabin | 2 bd · 2 ba · sleeps 4 | $44,498 | $197 | 62% | 5★ (209) | 1.6 mi | AirbnbVrbo |
Romantic Mountain Cabin w/ Hot Tub & Views Cabin | 2 bd · 2 ba · sleeps 4 | $49,539 | $256 | 53% | 4.8★ (65) | 1.6 mi | AirbnbVrboBooking |
Fire Pit, Putt Putt, Cozy, Close to hikes, Dogs Ok Cabin
| 2 bd · 2 ba · sleeps 4 | $10,416 | $135 | 21% | 4.8★ (8) | 1.7 mi | AirbnbVrbo |
Cozy, Fire pit, Putt Putt, Close to Hikes, Dogs OK Cabin | 2 bd · 1.5 ba · sleeps 4 | $1,619 | $120 | 4% | 4.9★ (282) | 1.7 mi | Airbnb |
Putting Green, Firepit, Cozy, Fireplace, Dogs ok Cabin | 2 bd · 1.5 ba · sleeps 5 | $16,964 | $136 | 34% | 4.8★ (29) | 1.7 mi | Airbnb |
Cozy 2/2 Cabin +Hot Tub +Long Range Mtn Views! Cabin | 2 bd · 2 ba · sleeps 4 | $47,350 | $172 | 75% | 4.8★ (176) | 1.8 mi | AirbnbVrbo |
Blue Ridge Luxury Treehouse | Hot Tub + Fire Pit Treehouse | 2 bd · 2 ba · sleeps 5 | $32,676 | $370 | 24% | 5★ (64) | 1.8 mi | AirbnbVrbo |
Stay Warm & Cozy in Blue Ridge! Hot Tub & Fire Pit | 8 Min to Downtown Cabin | 2 bd · 1 ba · sleeps 4 | $38,105 | $245 | 43% | 5★ (70) | 1.8 mi | Vrbo |
Simian Sunsets over the Blue Ridge Mountains House | 2 bd · 2 ba · sleeps 4 | $10,350 | $234 | 12% | 5★ (2) | 1.8 mi | AirbnbVrbo |
Blue Bear Hideaway - Dog Friendly - Fast WiFi Cabin
| 2 bd · 2 ba · sleeps 4 | $37,342 | $158 | 65% | 5★ (258) | 1.8 mi | Airbnb |
Charming Shared Cabin at Project Chimps Sanctuary Cabin | 2 bd · 1 ba · sleeps 4 | $24,189 | $160 | 41% | 3.8★ (4) | 1.8 mi | Vrbo |
Putting Green, Firepit, Cozy, Fireplace, Dogs ok Cabin | 2 bd · 2 ba · sleeps 4 | $100,804 | $628 | 44% | 4.7★ (3) | 1.8 mi | Vrbo |
Hot Tub, Private, Pet Friendly, Screen Porch Cabin | 2 bd · 1 ba · sleeps 4 | $24,401 | $168 | 40% | 4.8★ (52) | 1.9 mi | AirbnbVrbo |
Sun's Cabin- Mtn View, Pet Friendly, Fire Pit Cabin | 2 bd · 2 ba · sleeps 4 | $28,751 | $404 | 19% | 5★ (10) | 1.9 mi | AirbnbBooking |
Serenity at Hemptown Creek <br>NEW LISTING<br> Cabin | 2 bd · 2 ba · sleeps 4 | $18,190 | $196 | 25% | 4.9★ (45) | 1.9 mi | Vrbo |
Cozy Cabin for 4 with 2 King beds, 2 full baths, 2 fireplaces and upscale Decor! Cabin
| 2 bd · 2 ba · sleeps 4 | $12,583 | $196 | 18% | 5★ (57) | 2.0 mi | Vrbo |
Treeangle Treehouse Vacation home | 2 bd · 1 ba · sleeps 4 | $1,141 | $380 | 1% | — | 2.0 mi | Booking |
Timber Ridge - Mtn View Cabin, Pet Friendly, Hot Cabin | 2 bd · 1 ba · sleeps 4 | $25,647 | $674 | 10% | 5★ (21) | 2.1 mi | Delisted |
Mountain Views! Romantic, cozy luxury cabin; Hot tub, wifi, Sat TV, mins from BR Cabin
| 2 bd · 1 ba · sleeps 4 | $54,610 | $181 | 83% | 4.9★ (318) | 2.1 mi | Vrbo |
Secluded Small river branch, minutes to blue Ridge Cabin
| 2 bd · 2 ba · sleeps 4 | $48,167 | $183 | 72% | 5★ (309) | 2.1 mi | AirbnbVrbo |
Stelle Bungalow @Terra Madre-NEW/Dogs welcome Bungalow | 2 bd · 1.5 ba · sleeps 4 | $12,765 | $106 | 33% | 4.5★ (13) | 2.1 mi | Airbnb |
Romantic Cabin w/ Hot Tub & Grand Fire Pit Cabin | 2 bd · 2.5 ba · sleeps 5 | $49,328 | $259 | 52% | 4.8★ (71) | 2.1 mi | AirbnbVrboBooking |
Creekside Hot Tub Cabin Near Blue Ridge House
| 2 bd · 1 ba · sleeps 4 | $1,860 | $155 | 3% | 4.5★ (2) | 2.1 mi | Airbnb |
Peaceful, Easy Feeling! Mtn View, Hot Tub, Porch Cabin | 2 bd · 1.5 ba · sleeps 4 | $13,957 | $253 | 15% | 5★ (7) | 2.1 mi | Airbnb |
Stairway to Heaven- Pets OK, Mtn Views, FirePit Cabin
| 2 bd · 3 ba · sleeps 4 | $69,902 | $334 | 57% | 4.7★ (20) | 2.2 mi | AirbnbVrboBooking |
Moss Creek Cabin Stay Cabin
| 2 bd · 1 ba · sleeps 6 | $7,510 | $174 | 12% | 4.8★ (181) | 2.2 mi | AirbnbVrboBooking |
Bear Necessities - Gorgeous views + a hot tub! Cabin
| 2 bd · 2.5 ba · sleeps 8 | $55,179 | $272 | 56% | 4.5★ (30) | 2.2 mi | AirbnbVrboBooking |
Starlit Cottage Cabin | 2 bd · 1 ba · sleeps 4 | $17,824 | $140 | 35% | 5★ (22) | 2.2 mi | Airbnb |
Lil Yellowstone Cabin Cabin | 2 bd · 2 ba · sleeps 6 | $11,972 | $241 | 14% | 4.9★ (40) | 2.2 mi | AirbnbVrboBooking |
Rocky Top- Pet Friendly, VIEWS VIEWS VIEWS + more! Cabin
| 2 bd · 2 ba · sleeps 4 | $39,746 | $341 | 32% | 4.9★ (26) | 2.2 mi | AirbnbVrboBooking |
Starlight Cottage Cabin | 2 bd · 1 ba · sleeps 4 | $13,278 | $128 | 28% | 4★ (2) | 2.2 mi | Airbnb |
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
$30,103
NOI
$9,659
Cash flow /mo
-$2,906
Cash needed
$211,750
Cash-on-cash
-16.5%
ROE (yr 1)
-4.9%
Cap rate
1.4%
DSCR
0.22
Year-1 write-off
$130,402
Year-1 tax shield @ 32%
$41,729
Year-1 return on equity
- Cash flow (annual)-$34,874
- Principal paydown$4,237
- Appreciation at%$20,250
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)$6,021
- Platform fees (3% of revenue)$903
- Maintenance / capex (5% of revenue)$1,505
- Utilities & supplies$4,200
- HOA$0
- Property tax$626
- Insurance (STR-rated)$7,189
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,729
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
$600,000
Short-life (5/15-yr)
$114,000 · 19%
Year-1 deduction
$130,000
Year-1 tax shield @ 32%
$42,000
Land 11% (county tax record, market value split) · building $486,000 over 39 years · new furniture $16,000
Based on: 1,680 sq ft, built 2003, 2 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $73,000 in year 1 (9% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$9,500 new × 40% good × 3.21 allocation
- $10,000
Kitchen countertopsdefault
$7,800 new × 40% good × 3.21 allocation
- $3,800
Decorative trimdefault
$2,900 new × 40% good × 3.21 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.21 allocation
- $1,200
Shelvingdefault
$900 new × 40% good × 3.21 allocation
- $5,500
Window coverings (17)default
$4,300 new × 40% good × 3.21 allocation
- $12,800
Kitchen & laundry equipment plumbingdefault
$7,400 new × 54% good × 3.21 allocation
- $7,700
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 54% good × 3.21 allocation
- $7,300
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 3.21 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $13,600
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 3.21 allocation
- $6,600
Landscaping (minimal)listing
$4,100 new × 50% good × 3.21 allocation
- $2,700
Patiosdefault
$1,700 new × 50% good × 3.21 allocation
- $30,300
Decks & porches (attached)listing
$18,900 new × 50% good × 3.21 allocation
- $360,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$182,400 new × 62% good × 3.21 allocation
- $32,700
Building plumbing & fixturesdefault
$18,900 new × 54% good × 3.21 allocation
- $32,200
Building electrical & lightingdefault
$18,600 new × 54% good × 3.21 allocation
- $24,300
HVACdefault
$18,900 new × 40% good × 3.21 allocation
- $13,900
Hardwood & tile floorsdefault
$10,800 new × 40% good × 3.21 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.21 allocation
- $19,200
Septic systemlisting
$12,000 new × 50% good × 3.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,700 | $53,200 | $500 | $130,400 |
| 2 | $0 | $0 | $12,500 | $12,500 |
| 3 | $0 | $0 | $12,500 | $12,500 |
| 4 | $0 | $0 | $12,500 | $12,500 |
| 5 | $0 | $0 | $12,500 | $12,500 |
| 6+ | $0 | $0 | $436,100 | $436,100 |
| Total | $76,700 | $53,200 | $486,500 | $616,400 |
The building's share of the price ($600,000) is 3.2x our depreciated replacement cost of the home ($187,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.