292 High Country Cir
Morganton, GA 30560
$572,000
3 bd · 3.5 ba · 2,880 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
2,880
Lot sqft
25,700
HOA / mo
$10
Furnished
No
List date
2026-10-20T21:44:16.000000Z
Revenue
Annual revenue
$22,402
ADR
$150
Occupancy
41%
Cleaning fees (12 mo)
$3,819
Confidence
Low (12.27), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $12,201
The perfect mountain trip
House · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $12,127ADR $200Occ ≈ 17%5★ (179)
Delisted
Waterfront Cabin in Blue Ridge Mountain w/ Hot tub
Cabin · 3 bd · 2 ba · sleeps 5 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +2
Revenue $32,644ADR $241Occ ≈ 37%5★ (50)
Wellness Retreat Cabin! 3 Acres of Private Land!
House · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $2,036ADR $254Occ ≈ 2%5★ (3)
RV Glamping in Blue Ridge
Camper/RV · 2 bd · 1.5 ba · sleeps 5 · 0.7 mi
Revenue $25,205ADR $106Occ ≈ 65%5★ (38)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The perfect mountain trip House | 3 bd · 3 ba · sleeps 6 | $12,127 | $200 | 17% | 5★ (179) | 0.3 mi | Delisted |
Mountain Momma| Hot Tub & GameRm |10 plus air matt House
| 4 bd · 3 ba · sleeps 12 | $12,275 | $529 | 6% | 5★ (4) | 0.4 mi | AirbnbVrbo |
Waterfront Cabin in Blue Ridge Mountain w/ Hot tub Cabin
| 3 bd · 2 ba · sleeps 5 | $32,644 | $241 | 37% | 5★ (50) | 0.4 mi | Airbnb |
Wellness Retreat Cabin! 3 Acres of Private Land! House | 2 bd · 2 ba · sleeps 6 | $2,036 | $254 | 2% | 5★ (3) | 0.7 mi | Airbnb |
Camper in Waterside at Blue Ridge Camper/RV | 2 bd · 2 ba · sleeps 4 | $1,312 | $218 | 2% | 5★ (2) | 0.7 mi | AirbnbVrbo |
RV Glamping in Blue Ridge Camper/RV | 2 bd · 1.5 ba · sleeps 5 | $25,205 | $106 | 65% | 5★ (38) | 0.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$22,402
NOI
$4,307
Cash flow /mo
-$2,834
Cash needed
$185,380
Cash-on-cash
-18.3%
ROE (yr 1)
-7.2%
Cap rate
0.8%
DSCR
0.11
Year-1 write-off
$118,456
Year-1 tax shield @ 32%
$37,906
Year-1 return on equity
- Cash flow (annual)-$34,007
- Principal paydown$3,478
- Appreciation at%$17,160
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)$4,480
- Platform fees (3% of revenue)$672
- Maintenance / capex (5% of revenue)$1,120
- Utilities & supplies$4,200
- HOA$120
- Property tax$1,411
- Insurance (STR-rated)$6,092
Cash needed to close
- Down payment (25%)$143,000
- Closing costs (4.0%)$22,880
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,906
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
$546,000
Short-life (5/15-yr)
$98,000 · 18%
Year-1 deduction
$118,000
Year-1 tax shield @ 32%
$38,000
Land 5% (county tax record, market value split) · building $447,000 over 39 years · new furniture $20,000
Based on: 2,880 sq ft, built 2006, 3 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $71,000 in year 1 (9% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,000
Kitchen cabinetsdefault
$12,100 new × 40% good × 1.64 allocation
- $8,100
Kitchen countertops (stone)listing
$12,400 new × 40% good × 1.64 allocation
- $3,300
Decorative trimdefault
$5,000 new × 40% good × 1.64 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.64 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.64 allocation
- $4,800
Window coverings (29)default
$7,300 new × 40% good × 1.64 allocation
- $6,100
Carpet, vinyl & laminate (50% of floors)listing
$9,300 new × 40% good × 1.64 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$9,400 new × 60% good × 1.64 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 60% good × 1.64 allocation
- $5,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.64 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$11,100 new × 50% good × 1.64 allocation
- $8,800
Landscaping (typical)default
$10,700 new × 50% good × 1.64 allocation
- $2,300
Patiosdefault
$2,800 new × 50% good × 1.64 allocation
- $26,600
Decks & porches (attached)listing
$32,400 new × 50% good × 1.64 allocation
- $342,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$313,000 new × 67% good × 1.64 allocation
- $32,000
Building plumbing & fixturesdefault
$32,500 new × 60% good × 1.64 allocation
- $33,300
Building electrical & lightingdefault
$33,800 new × 60% good × 1.64 allocation
- $21,300
HVACdefault
$32,400 new × 40% good × 1.64 allocation
- $6,100
Hardwood & tile floorsdefault
$9,300 new × 40% good × 1.64 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.64 allocation
- $9,900
Septic systemlisting
$12,000 new × 50% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,100 | $46,900 | $500 | $118,500 |
| 2 | $0 | $0 | $11,500 | $11,500 |
| 3 | $0 | $0 | $11,500 | $11,500 |
| 4 | $0 | $0 | $11,500 | $11,500 |
| 5 | $0 | $0 | $11,500 | $11,500 |
| 6+ | $0 | $0 | $400,900 | $400,900 |
| Total | $71,100 | $46,900 | $447,200 | $565,200 |
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.