25 Foster Ln

Morganton, GA 30560

$285,000

2 bd · 1.5 ba · 900 sqft · Listed 1d ago

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Low confidenceNegative cash flow

Year built

2007

Sqft

900

Lot sqft

65,340

HOA / mo

None

Furnished

List date

2026-10-14T21:21:23.000000Z

Revenue

Annual revenue

$10,083

ADR

$70

Occupancy

39%

Cleaning fees (12 mo)

$1,451

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$8,217$13,690$21,738

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $13,690

Cozy, Fire pit, Putt Putt, Close to Hikes, Dogs OK
Cabin · 2 bd · 1.5 ba · sleeps 4 · 20 ft
Revenue $1,619ADR $120Occ ≈ 4%4.9★ (282)
Airbnb
Putting Green, Firepit, Cozy, Fireplace, Dogs ok
Cabin · 2 bd · 1.5 ba · sleeps 5 · 226 ft
Revenue $16,964ADR $136Occ ≈ 34%4.8★ (29)
Airbnb
Fire Pit, Putt Putt, Cozy, Close to hikes, Dogs Ok
Cabin · 2 bd · 2 ba · sleeps 4 · 285 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $10,416ADR $135Occ ≈ 21%4.8★ (8)
Airbnb Vrbo
The Airstream at Kerith House- Dog Friendly
Camper/RV · 1 bd · 1 ba · sleeps 4 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $36,061ADR $209Occ ≈ 47%5★ (22)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
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)	20 ft	Airbnb
Putting Green, Firepit, Cozy, Fireplace, Dogs ok Cabin	2 bd · 1.5 ba · sleeps 5	$16,964	$136	34%	4.8★ (29)	226 ft	Airbnb
Fire Pit, Putt Putt, Cozy, Close to hikes, Dogs Ok Cabin A/C Free parking Pets OK Wifi +3	2 bd · 2 ba · sleeps 4	$10,416	$135	21%	4.8★ (8)	285 ft	Airbnb Vrbo
The Airstream at Kerith House- Dog Friendly Camper/RV A/C Free parking Pets OK Wifi +2	1 bd · 1 ba · sleeps 4	$36,061	$209	47%	5★ (22)	0.4 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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$10,083

NOI

-$1,114

Cash flow /mo

-$93

Cash needed

$312,400

Cash-on-cash (all cash)

-0.4%

ROE (yr 1)

2.4%

Cap rate

-0.4%

DSCR

—

Year-1 write-off

$79,122

Year-1 tax shield @ 32%

$25,319

Year-1 return on equity

Cash flow (annual)-$1,114
Principal paydown (n/a, cash)$0
Appreciation at%$8,550

ROE2.4%

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)$2,017
Platform fees (3% of revenue)$302
Maintenance / capex (5% of revenue)$504
Utilities & supplies$4,200
HOA$0
Property tax$1,139
Insurance (STR-rated)$3,035

Cash needed to close

Purchase price (all cash)$285,000
Closing costs (4.0%)$11,400
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$25,319

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

$269,000

Short-life (5/15-yr)

$63,000 · 23%

Year-1 deduction

$79,000

Year-1 tax shield @ 32%

$25,000

Land 6% (county tax record, market value split) · building $206,000 over 39 years · new furniture $16,000

Based on: 900 sq ft, built 2007, 2 bd / 1.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $53,000 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$52,700

Kitchen cabinetsdefault
$7,800 new × 40% good × 2.25 allocation
$7,000
Kitchen countertopsdefault
$6,400 new × 40% good × 2.25 allocation
$5,700
Decorative trimdefault
$1,600 new × 40% good × 2.25 allocation
$1,400
Mirrorsdefault
$200 new × 40% good × 2.25 allocation
$100
Shelvingdefault
$900 new × 40% good × 2.25 allocation
$800
Window coverings (9)default
$2,300 new × 40% good × 2.25 allocation
$2,000
Kitchen & laundry equipment plumbingdefault
$6,000 new × 62% good × 2.25 allocation
$8,500
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 62% good × 2.25 allocation
$5,100
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.25 allocation
$6,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$26,200

Paving: driveway & walks (paved)default
$6,200 new × 50% good × 2.25 allocation
$7,000
Landscaping (typical)default
$6,000 new × 50% good × 2.25 allocation
$6,700
Patiosdefault
$900 new × 50% good × 2.25 allocation
$1,000
Decks & porches (attached)listing
$10,100 new × 50% good × 2.25 allocation
$11,400

Building, 39-year$206,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$97,300 new × 68% good × 2.25 allocation
$149,800
Building plumbing & fixturesdefault
$10,100 new × 62% good × 2.25 allocation
$14,100
Building electrical & lightingdefault
$8,700 new × 62% good × 2.25 allocation
$12,100
HVACdefault
$10,100 new × 40% good × 2.25 allocation
$9,100
Hardwood & tile floorsdefault
$5,800 new × 40% good × 2.25 allocation
$5,200
Fireplacelisting
$2,600 new × 40% good × 2.25 allocation
$2,400
Septic systemlisting
$12,000 new × 50% good × 2.25 allocation
$13,500

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	$52,700	$26,200	$200	$79,100
2	$0	$0	$5,300	$5,300
3	$0	$0	$5,300	$5,300
4	$0	$0	$5,300	$5,300
5	$0	$0	$5,300	$5,300
6+	$0	$0	$184,900	$184,900
Total	$52,700	$26,200	$206,300	$285,200

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.