153 Beavers Cove Rd
Morganton, GA 30560
$719,000
3 bd · 3 ba · 2,130 sqft · Listed 18d ago
View on Realtor.com →Year built
2008
Sqft
2,130
Lot sqft
115,434
HOA / mo
None
Furnished
Yes
List date
2026-09-09T14:28:17.000000Z
Revenue
Annual revenue
$44,441
ADR
$298
Occupancy
41%
Cleaning fees (12 mo)
$8,930
Confidence
High (80.54), 5 comps
Comp revenue range (p25 / median / p75)
Beavers Mountain Escape cabin w/ mountain views
Cabin · 3 bd · 3 ba · sleeps 8 · 469 ft
Revenue $31,723ADR $153Occ ≈ 57%4.9★ (70)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beavers Mountain Escape cabin w/ mountain views Cabin | 3 bd · 3 ba · sleeps 8 | $31,723 | $153 | 57% | 4.9★ (70) | 469 ft | Airbnb |
Can't Bear to Leave- Views, Pet Friendly, Hot Tub Cabin | 3 bd · 3 ba · sleeps 9 | $53,802 | $381 | 39% | 4.9★ (17) | 0.1 mi | AirbnbVrboBooking |
Tumnus Ridge- Dog Friendly, Hot Tub, Firepit,+more Cabin | 3 bd · 2.5 ba · sleeps 7 | $48,964 | $381 | 35% | 4.8★ (16) | 0.1 mi | AirbnbVrboBooking |
15% Off Summer Sale—Discount Already Applied! Cabin | 3 bd · 3 ba · sleeps 8 | $48,675 | $281 | 47% | 4.9★ (9) | 0.3 mi | AirbnbVrbo |
Love You Deerly- Screened Porch, PingPong, FirePit Cabin | 3 bd · 3 ba · sleeps 10 | $40,465 | $365 | 30% | 5★ (7) | 0.4 mi | AirbnbVrboBooking |
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
$44,441
NOI
$18,733
Cash flow /mo
-$2,313
Cash needed
$208,510
Cash-on-cash
-13.3%
ROE (yr 1)
-0.7%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$111,943
Year-1 tax shield @ 32%
$35,822
Year-1 return on equity
- Cash flow (annual)-$27,760
- Principal paydown$4,705
- Appreciation at%$21,570
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,888
- Platform fees (3% of revenue)$1,333
- Maintenance / capex (5% of revenue)$2,222
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,407
- Insurance (STR-rated)$7,657
Cash needed to close
- Down payment (25%)$179,750
- Closing costs (4.0%)$28,760
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,822
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
$646,000
Short-life (5/15-yr)
$110,000 · 17%
Year-1 deduction
$112,000
Year-1 tax shield @ 32%
$36,000
Land 10% (county tax record, market value split) · building $536,000 over 39 years
Based on: 2,130 sq ft, built 2008, 3 bd / 3 ba, furnished, listing features (fence, fireplace, stone counters, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $83,000 in year 1 (13% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$10,500 new × 40% good × 2.51 allocation
- $10,800
Kitchen countertops (stone)listing
$10,700 new × 40% good × 2.51 allocation
- $3,700
Decorative trimdefault
$3,700 new × 40% good × 2.51 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.51 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.51 allocation
- $5,300
Window coverings (21)default
$5,300 new × 40% good × 2.51 allocation
- $6,900
Carpet, vinyl & laminate (50% of floors)listing
$6,900 new × 40% good × 2.51 allocation
- $13,100
Kitchen & laundry equipment plumbingdefault
$8,100 new × 64% good × 2.51 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 64% good × 2.51 allocation
- $6,100
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 40% good × 2.51 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $12,000
Paving: driveway & walks (paved)default
$9,600 new × 50% good × 2.51 allocation
- $11,600
Landscaping (typical)default
$9,200 new × 50% good × 2.51 allocation
- $2,600
Patiosdefault
$2,100 new × 50% good × 2.51 allocation
- $2,600
Decks & porches (attached)default
$2,100 new × 50% good × 2.51 allocation
- $7,500
Fencinglisting
$6,000 new × 50% good × 2.51 allocation
- $406,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$231,100 new × 70% good × 2.51 allocation
- $38,600
Building plumbing & fixturesdefault
$24,000 new × 64% good × 2.51 allocation
- $39,000
Building electrical & lightingdefault
$24,300 new × 64% good × 2.51 allocation
- $24,100
HVACdefault
$24,000 new × 40% good × 2.51 allocation
- $6,900
Hardwood & tile floorsdefault
$6,900 new × 40% good × 2.51 allocation
- $5,300
Fireplaces (2)listing
$5,300 new × 40% good × 2.51 allocation
- $15,100
Septic systemlisting
$12,000 new × 50% good × 2.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,800 | $36,400 | $1,700 | $111,900 |
| 2 | $0 | $0 | $13,700 | $13,700 |
| 3 | $0 | $0 | $13,700 | $13,700 |
| 4 | $0 | $0 | $13,700 | $13,700 |
| 5 | $0 | $0 | $13,700 | $13,700 |
| 6+ | $0 | $0 | $478,900 | $478,900 |
| Total | $73,800 | $36,400 | $535,500 | $645,700 |
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.