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

57 High Country Ln

57 High Country Ln

Morganton, GA 30560

$1,189,000

3 bd · 3.5 ba · 3,682 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2016

Sqft

3,682

Lot sqft

70,132

HOA / mo

None

Furnished

Yes

List date

2026-10-27T13:15:36.000000Z

Revenue

Annual revenue

$27,099

ADR

$224

Occupancy

33%

Cleaning fees (12 mo)

$6,511

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$18,145$22,057$26,142

Median revenue of shown comps: $22,057

  • Emberwood Escape - pets, fire pit, hot tub, games

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi

    Revenue $31,059ADR $259Occ ≈ 33%4.8★ (12)

    AirbnbVrbo

  • Whispering Pines

    Chalet · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    Revenue $24,503ADR $286Occ ≈ 23%—

    AirbnbVrbo

  • Swing Your Cares Away

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.6 mi

    Revenue $19,610ADR $220Occ ≈ 24%4.8★ (74)

    AirbnbVrboBooking

  • Black Dog Mountain 2

    Cabin · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $13,750ADR $281Occ ≈ 13%4.9★ (32)

    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

Financing
Management
Term

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

Est. revenue

$27,099

NOI

$1,311

Cash flow /mo

-$6,478

Cash needed

$344,810

Cash-on-cash

-22.5%

ROE (yr 1)

-10.1%

Cap rate

0.1%

DSCR

0.02

Year-1 write-off

$185,967

Year-1 tax shield @ 32%

$59,509

Year-1 return on equity

  • Cash flow (annual)-$77,732
  • Principal paydown$7,347
  • Appreciation at%$35,670
ROE-10.1%

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)$5,420
  • Platform fees (3% of revenue)$813
  • Maintenance / capex (5% of revenue)$1,355
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,337
  • Insurance (STR-rated)$12,663

Cash needed to close

  • Down payment (25%)$297,250
  • Closing costs (4.0%)$47,560
  • Furnishing (conveyed with the sale)$0

Tax savings if the STR loophole applies

  • Tax shield @ 32%$59,509

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

$1,157,000

Short-life (5/15-yr)

$185,000 · 16%

Year-1 deduction

$186,000

Year-1 tax shield @ 32%

$60,000

Land 3% (county tax record, market value split) · building $972,000 over 39 years

Based on: 3,682 sq ft, built 2016, 3 bd / 3.5 ba, furnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $98,000 in year 1 (8% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$103,300

  • Kitchen cabinetsdefault

    $13,900 new × 60% good × 2.16 allocation

    $18,000

  • Kitchen countertopsdefault

    $11,300 new × 60% good × 2.16 allocation

    $14,700

  • Decorative trimdefault

    $6,400 new × 60% good × 2.16 allocation

    $8,400

  • Mirrorsdefault

    $500 new × 40% good × 2.16 allocation

    $400

  • Shelvingdefault

    $1,200 new × 60% good × 2.16 allocation

    $1,600

  • Window coverings (37)default

    $9,300 new × 40% good × 2.16 allocation

    $8,000

  • Kitchen & laundry equipment plumbingdefault

    $10,800 new × 80% good × 2.16 allocation

    $18,700

  • Kitchen, laundry & data equipment electricaldefault

    $6,500 new × 80% good × 2.16 allocation

    $11,300

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.16 allocation

    $6,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.16 allocation

    $7,800

  • Furniture conveyed with the sale (used)listing

    $19,500 new × 40% good · out of the price

    $7,800
15-year land improvements$81,600

  • Paving: driveway & walks (paved)default

    $12,600 new × 60% good × 2.16 allocation

    $16,300

  • Landscaping (typical)default

    $12,100 new × 60% good × 2.16 allocation

    $15,700

  • Patiosdefault

    $3,600 new × 60% good × 2.16 allocation

    $4,700

  • Decks & porches (attached)listing

    $41,400 new × 50% good × 2.16 allocation

    $44,800
Building, 39-year$972,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $400,700 new × 83% good × 2.16 allocation

    $722,700

  • Building plumbing & fixturesdefault

    $41,500 new × 80% good × 2.16 allocation

    $71,900

  • Building electrical & lightingdefault

    $43,900 new × 80% good × 2.16 allocation

    $76,100

  • HVACdefault

    $41,500 new × 50% good × 2.16 allocation

    $44,900

  • Hardwood & tile floorsdefault

    $23,700 new × 60% good × 2.16 allocation

    $30,800

  • Fireplaces (3)listing

    $7,900 new × 60% good × 2.16 allocation

    $10,300

  • Septic systemlisting

    $12,000 new × 60% good × 2.16 allocation

    $15,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$103,300$81,600$1,000$186,000
2$0$0$24,900$24,900
3$0$0$24,900$24,900
4$0$0$24,900$24,900
5$0$0$24,900$24,900
6+$0$0$871,500$871,500
Total$103,300$81,600$972,300$1,157,200

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.