5 Hidden Valley Lakes Dr E
McCaysville, GA 30559
$699,900
3 bd · 3 ba · Listed 1d ago
View on Realtor.com →Year built
1998
Sqft
—
Lot sqft
92,783
HOA / mo
None
Furnished
Yes
List date
2026-10-27T14:16:10.000000Z
Revenue
Annual revenue
$39,653
ADR
$255
Occupancy
43%
Cleaning fees (12 mo)
$8,022
Confidence
Low (32.91), 12 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $30,189
Mountain Delight
House · 2 bd · 2.5 ba · sleeps 5 · 0.3 mi
Revenue $23,015ADR $239Occ ≈ 26%5★ (27)
Gorgeous cabin w/ game room, huge decks, & water views - near hiking & fishing
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.3 mi
Revenue $27,222ADR $293Occ ≈ 25%4.7★ (78)
Welcome to our cozy cabin-Mountain Delight on the Georgia/Tennesse border.
House · 2 bd · 2.5 ba · sleeps 4 · 0.4 mi
Revenue $7,043ADR $220Occ ≈ 9%5★
A Quiet Place Getaway
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi
Revenue $4,082ADR $276Occ ≈ 4%4.7★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
HOT TUB/2 Fireplaces/Pac man/Nintendo/Hiking trail Cabin | 2 bd · 2 ba · sleeps 6 | $62,043 | $311 | 55% | 5★ (121) | 0.3 mi | AirbnbVrbo |
Mountain Delight House | 2 bd · 2.5 ba · sleeps 5 | $23,015 | $239 | 26% | 5★ (27) | 0.3 mi | Airbnb |
Rustic Fox-Cozy Cabin-Lake view, hot tub, firepit Cabin | 3 bd · 3.5 ba · sleeps 6 | $46,538 | $256 | 50% | 5★ (25) | 0.3 mi | AirbnbVrbo |
Gorgeous cabin w/ game room, huge decks, & water views - near hiking & fishing Cabin | 4 bd · 3.5 ba · sleeps 10 | $27,222 | $293 | 25% | 4.7★ (78) | 0.3 mi | Vrbo |
New Cabin w/ 2 King Suites, Grand Porch & Hot Tub (No Cleaning Fees) Cabin | 2 bd · 2 ba · sleeps 6 | $45,415 | $209 | 60% | 5★ (182) | 0.3 mi | AirbnbVrbo |
Welcome to our cozy cabin-Mountain Delight on the Georgia/Tennesse border. House | 2 bd · 2.5 ba · sleeps 4 | $7,043 | $220 | 9% | 5★ | 0.4 mi | Vrbo |
A Quiet Place Getaway Cabin | 4 bd · 3.5 ba · sleeps 10 | $4,082 | $276 | 4% | 4.7★ (26) | 0.4 mi | Airbnb |
Luxury Cabin | Hot Tub | Sauna | Speakeasy | EV House | 3 bd · 3.5 ba · sleeps 8 | $10,734 | $463 | 6% | 5★ (8) | 0.4 mi | AirbnbVrbo |
Woodhavenchalet*HotTub*Fireplaces*SwingBed*Arcade Chalet | 3 bd · 3.5 ba · sleeps 8 | $52,248 | $350 | 41% | 5★ (163) | 0.4 mi | AirbnbVrbo |
Modern Cabin - Hot Tub, Fire Pit, Arcades, WiFi Cabin | 2 bd · 2 ba · sleeps 6 | $5,272 | $203 | 7% | 5★ (5) | 0.4 mi | AirbnbVrbo |
Show 2 more
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$39,653
NOI
$11,577
Cash flow /mo
-$2,913
Cash needed
$202,971
Cash-on-cash
-17.2%
ROE (yr 1)
-4.7%
Cap rate
1.7%
DSCR
0.25
Year-1 write-off
$154,222
Year-1 tax shield @ 32%
$49,351
Year-1 return on equity
- Cash flow (annual)-$34,951
- Principal paydown$4,325
- Appreciation at%$20,997
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)$7,931
- Platform fees (3% of revenue)$1,190
- Maintenance / capex (5% of revenue)$1,983
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,319
- Insurance (STR-rated)$7,454
Cash needed to close
- Down payment (25%)$174,975
- Closing costs (4.0%)$27,996
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,351
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$596,000
Short-life (5/15-yr)
$154,000 · 26%
Year-1 deduction
$154,000
Year-1 tax shield @ 32%
$49,000
Land 15% (market default, no usable tax-record split) · building $442,000 over 39 years
Based on: ~1,900 sq ft (from beds), built 1998, 3 bd / 3 ba, furnished, listing features (hot tub, deck, patio, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $93,000 in year 1 (15% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,800
Kitchen cabinetsdefault
$10,000 new × 40% good × 2.97 allocation
- $12,100
Kitchen countertops (stone)listing
$10,200 new × 40% good × 2.97 allocation
- $3,900
Decorative trimdefault
$3,300 new × 40% good × 2.97 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.97 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.97 allocation
- $5,600
Window coverings (19)default
$4,800 new × 40% good × 2.97 allocation
- $3,600
Carpet, vinyl & laminate (25% of floors)listing
$3,100 new × 40% good × 2.97 allocation
- $10,100
Kitchen & laundry equipment plumbingdefault
$7,800 new × 44% good × 2.97 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 44% good × 2.97 allocation
- $9,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.97 allocation
- $10,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.97 allocation
- $7,800
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
- $13,400
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.97 allocation
- $12,900
Landscaping (typical)default
$8,700 new × 50% good × 2.97 allocation
- $12,700
Patioslisting
$8,600 new × 50% good × 2.97 allocation
- $31,700
Decks & porches (attached)listing
$21,400 new × 50% good × 2.97 allocation
- $326,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,000 new × 53% good × 2.97 allocation
- $27,900
Building plumbing & fixturesdefault
$21,400 new × 44% good × 2.97 allocation
- $27,900
Building electrical & lightingdefault
$21,400 new × 44% good × 2.97 allocation
- $25,400
HVACdefault
$21,400 new × 40% good × 2.97 allocation
- $10,900
Hardwood & tile floorsdefault
$9,200 new × 40% good × 2.97 allocation
- $6,300
Fireplaces (2)listing
$5,300 new × 40% good × 2.97 allocation
- $17,800
Septic systemlisting
$12,000 new × 50% good × 2.97 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,000 | $70,700 | $500 | $154,200 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $396,500 | $396,500 |
| Total | $83,000 | $70,700 | $442,300 | $596,100 |
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.