78 High Meadows Dr
Morganton, GA 30560
$1,099,000
5 bd · 3.5 ba · Listed 18d ago
View on Realtor.com →Year built
2019
Sqft
—
Lot sqft
301,000
HOA / mo
None
Furnished
No
List date
2026-09-09T19:54:58.000000Z
Revenue
Annual revenue
$45,699
ADR
$311
Occupancy
40%
Cleaning fees (12 mo)
$8,572
Confidence
Low (43), 12 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 5* Amazing View/Hot tub/ Pool Table/Arcades/Bar Cabin | 4 bd · 3.5 ba · sleeps 10 | $80,686 | $361 | 61% | 5★ (150) | 394 ft | AirbnbVrbo |
 Starry Meadow - Where Mountains Meet the Milky Way Cabin | 4 bd · 3.5 ba · sleeps 10 | $7,241 | $355 | 6% | 5★ (9) | 0.2 mi | AirbnbVrboBooking |
 Gated Modern retreat | Sauna, Hot Tub, 2 Kitchens Cabin | 4 bd · 3 ba · sleeps 10 | $37,115 | $315 | 32% | 4.9★ (68) | 0.2 mi | AirbnbVrboBooking |
 4BR all-new with creek, decks, & firepit Cabin | 4 bd · 3.5 ba · sleeps 10 | $21,328 | $408 | 14% | 4.9★ (25) | 0.3 mi | AirbnbVrboBooking |
 Hillside Hideaway-Hot Tub, Game Rm, Outdoor Firepl Cabin | 4 bd · 3.5 ba · sleeps 10 | $24,819 | $548 | 12% | 5★ (1) | 0.3 mi | AirbnbVrbo |
 Game Room Getaway! 4BR Cabin w/Hot Tub, Pool Table Cabin | 4 bd · 3.5 ba · sleeps 12 | $43,317 | $282 | 42% | 4.8★ (33) | 0.6 mi | AirbnbVrbo |
 Cozy Bear Cabin 167–Scenic Views–Sleeps 10 House | 4 bd · 3.5 ba · sleeps 12 | $55,516 | $376 | 40% | 4.9★ (25) | 0.6 mi | AirbnbVrbo |
 Views | Hot Tub | Game Room | 15 Min to BR Cabin | 4 bd · 3 ba · sleeps 12 | $20,106 | $373 | 15% | 5★ (7) | 0.6 mi | AirbnbVrboBooking |
 Skyfall | Outdoor Fireplace w/ TV, Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 8 | $15,929 | $491 | 9% | — | 0.6 mi | AirbnbVrbo |
 Big Valley Getaway: Cozy Retreat & Stunning Views House | 4 bd · 2.5 ba · sleeps 10 | $34,296 | $288 | 33% | 4.7★ (10) | 0.6 mi | AirbnbVrbo |
Show all 12 comps
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$45,699
NOI
$14,504
Cash flow /mo
-$4,713
Cash needed
$345,210
Cash-on-cash
-16.4%
ROE (yr 1)
-4.8%
Cap rate
1.3%
DSCR
0.20
Year-1 write-off
$245,633
Year-1 tax shield @ 32%
$78,603
Year-1 return on equity
- Cash flow (annual)-$56,562
- Principal paydown$7,192
- Appreciation at%$32,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,140
- Platform fees (3% of revenue)$1,371
- Maintenance / capex (5% of revenue)$2,285
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,495
- Insurance (STR-rated)$11,704
Cash needed to close
- Down payment (25%)$274,750
- Closing costs (4.0%)$43,960
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$78,603
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
$1,001,000
Short-life (5/15-yr)
$217,000 · 22%
Year-1 deduction
$246,000
Year-1 tax shield @ 32%
$79,000
Land 9% (county tax record, market value split) · building $784,000 over 39 years · new furniture $27,000
Based on: ~2,900 sq ft (from beds), built 2019, 5 bd / 3.5 ba, unfurnished, listing features (pool, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $199,000 in year 1 (17% short-life, $64,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,000
Kitchen cabinetsdefault
$12,200 new × 72% good × 2.06 allocation
- $14,800
Kitchen countertopsdefault
$9,900 new × 72% good × 2.06 allocation
- $7,500
Decorative trimdefault
$5,100 new × 72% good × 2.06 allocation
- $400
Mirrorsdefault
$500 new × 42% good × 2.06 allocation
- $2,700
Shelvingdefault
$1,800 new × 72% good × 2.06 allocation
- $6,000
Window coverings (29)default
$7,300 new × 40% good × 2.06 allocation
- $16,800
Kitchen & laundry equipment plumbingdefault
$9,500 new × 86% good × 2.06 allocation
- $10,100
Kitchen, laundry & data equipment electricaldefault
$5,700 new × 86% good × 2.06 allocation
- $3,300
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 42% good × 2.06 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $16,600
Paving: driveway & walks (paved)default
$11,200 new × 72% good × 2.06 allocation
- $15,900
Landscaping (typical)default
$10,700 new × 72% good × 2.06 allocation
- $4,200
Patiosdefault
$2,900 new × 72% good × 2.06 allocation
- $3,800
Decks & porches (attached)default
$2,900 new × 65% good × 2.06 allocation
- $96,400
Pool (in-ground)listing
$65,000 new × 72% good × 2.06 allocation
- $572,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$314,600 new × 88% good × 2.06 allocation
- $57,900
Building plumbing & fixturesdefault
$32,700 new × 86% good × 2.06 allocation
- $60,300
Building electrical & lightingdefault
$34,000 new × 86% good × 2.06 allocation
- $43,800
HVACdefault
$32,700 new × 65% good × 2.06 allocation
- $27,700
Hardwood & tile floorsdefault
$18,700 new × 72% good × 2.06 allocation
- $3,900
Fireplacelisting
$2,600 new × 72% good × 2.06 allocation
- $17,800
Septic systemlisting
$12,000 new × 72% good × 2.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $106,100 | $137,000 | $2,500 | $245,600 |
| 2 | $0 | $0 | $20,100 | $20,100 |
| 3 | $0 | $0 | $20,100 | $20,100 |
| 4 | $0 | $0 | $20,100 | $20,100 |
| 5 | $0 | $0 | $20,100 | $20,100 |
| 6+ | $0 | $0 | $701,200 | $701,200 |
| Total | $106,100 | $137,000 | $784,100 | $1,027,200 |
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: Georgia disallows 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.