5 Hidden Valley Lakes Dr E

McCaysville, GA 30559

$699,900

3 bd · 3 ba · Listed 1d ago

View on Realtor.com →

Low confidenceEst. land %

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)

$9,811$30,189$45,696

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $30,189

HOT TUB/2 Fireplaces/Pac man/Nintendo/Hiking trail
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $62,043ADR $311Occ ≈ 55%5★ (121)
Airbnb
Mountain Delight
House · 2 bd · 2.5 ba · sleeps 5 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $23,015ADR $239Occ ≈ 26%5★ (27)
Airbnb
Rustic Fox-Cozy Cabin-Lake view, hot tub, firepit
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +6
Revenue $46,538ADR $256Occ ≈ 50%5★ (25)
Airbnb Vrbo
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)
Delisted
New Cabin w/ 2 King Suites, Grand Porch & Hot Tub (No Cleaning Fees)
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $45,415ADR $209Occ ≈ 60%5★ (182)
Airbnb
Welcome to our cozy cabin-Mountain Delight on the Georgia/Tennesse border.
House · 2 bd · 2.5 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $7,043ADR $220Occ ≈ 9%5★
Vrbo
A Quiet Place Getaway
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi
- A/C
- Wifi
- Kitchen
- Washer
- +2
Revenue $4,082ADR $276Occ ≈ 4%4.7★ (26)
Airbnb
Luxury Cabin | Hot Tub | Sauna | Speakeasy | EV
House · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $10,734ADR $463Occ ≈ 6%5★ (8)
Airbnb Vrbo
Woodhavenchalet*HotTub*Fireplaces*SwingBed*Arcade
Chalet · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi
Revenue $52,248ADR $350Occ ≈ 41%5★ (163)
Airbnb
Modern Cabin - Hot Tub, Fire Pit, Arcades, WiFi
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $5,272ADR $203Occ ≈ 7%5★ (5)
Airbnb Vrbo

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	Airbnb
Mountain Delight House Hot tub A/C Free parking Pets OK +4	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 Hot tub A/C Free parking Wifi +6	3 bd · 3.5 ba · sleeps 6	$46,538	$256	50%	5★ (25)	0.3 mi	Airbnb Vrbo
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	Delisted
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	Airbnb
Welcome to our cozy cabin-Mountain Delight on the Georgia/Tennesse border. House Hot tub A/C Free parking Pets OK +5	2 bd · 2.5 ba · sleeps 4	$7,043	$220	9%	5★	0.4 mi	Vrbo
A Quiet Place Getaway Cabin A/C Wifi Kitchen Washer +2	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 Hot tub A/C Free parking Wifi +5	3 bd · 3.5 ba · sleeps 8	$10,734	$463	6%	5★ (8)	0.4 mi	Airbnb Vrbo
WoodhavenchaletHotTubFireplacesSwingBedArcade Chalet	3 bd · 3.5 ba · sleeps 8	$52,248	$350	41%	5★ (163)	0.4 mi	Airbnb
Modern Cabin - Hot Tub, Fire Pit, Arcades, WiFi Cabin Hot tub A/C Free parking Pets OK +5	2 bd · 2 ba · sleeps 6	$5,272	$203	7%	5★ (5)	0.4 mi	Airbnb Vrbo

Show 2 more

Pet Friendly-Jacuzzi-Outdoor Fireplace-Arcades
Cabin · 4 bd · 3.5 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $43,254ADR $358Occ ≈ 33%4.8★ (86)
Airbnb Vrbo
3BR, Loft, Hot Tub, Wifi, Dog Friendly, Games
Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $33,155ADR $246Occ ≈ 37%4.8★ (67)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Pet Friendly-Jacuzzi-Outdoor Fireplace-Arcades Cabin Hot tub A/C Free parking Pets OK +5	4 bd · 3.5 ba · sleeps 10	$43,254	$358	33%	4.8★ (86)	0.4 mi	Airbnb Vrbo
3BR, Loft, Hot Tub, Wifi, Dog Friendly, Games Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 2 ba · sleeps 8	$33,155	$246	37%	4.8★ (67)	0.5 mi	Airbnb Vrbo Booking

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$39,653

NOI

$11,577

Cash flow /mo

$965

Cash needed

$727,896

Cash-on-cash (all cash)

1.6%

ROE (yr 1)

4.5%

Cap rate

1.7%

DSCR

—

Year-1 write-off

$154,222

Year-1 tax shield @ 32%

$49,351

Year-1 return on equity

Cash flow (annual)$11,577
Principal paydown (n/a, cash)$0
Appreciation at%$20,997

ROE4.5%

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

Purchase price (all cash)$699,900
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.

5-year property$83,000

Kitchen cabinetsdefault
$10,000 new × 40% good × 2.97 allocation
$11,800
Kitchen countertops (stone)listing
$10,200 new × 40% good × 2.97 allocation
$12,100
Decorative trimdefault
$3,300 new × 40% good × 2.97 allocation
$3,900
Mirrorsdefault
$500 new × 40% good × 2.97 allocation
$500
Shelvingdefault
$1,200 new × 40% good × 2.97 allocation
$1,400
Window coverings (19)default
$4,800 new × 40% good × 2.97 allocation
$5,600
Carpet, vinyl & laminate (25% of floors)listing
$3,100 new × 40% good × 2.97 allocation
$3,600
Kitchen & laundry equipment plumbingdefault
$7,800 new × 44% good × 2.97 allocation
$10,100
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 44% good × 2.97 allocation
$6,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.97 allocation
$9,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.97 allocation
$10,700
Furniture conveyed with the sale (used)listing
$19,500 new × 40% good · out of the price
$7,800

15-year land improvements$70,700

Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.97 allocation
$13,400
Landscaping (typical)default
$8,700 new × 50% good × 2.97 allocation
$12,900
Patioslisting
$8,600 new × 50% good × 2.97 allocation
$12,700
Decks & porches (attached)listing
$21,400 new × 50% good × 2.97 allocation
$31,700

Building, 39-year$442,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,000 new × 53% good × 2.97 allocation
$326,100
Building plumbing & fixturesdefault
$21,400 new × 44% good × 2.97 allocation
$27,900
Building electrical & lightingdefault
$21,400 new × 44% good × 2.97 allocation
$27,900
HVACdefault
$21,400 new × 40% good × 2.97 allocation
$25,400
Hardwood & tile floorsdefault
$9,200 new × 40% good × 2.97 allocation
$10,900
Fireplaces (2)listing
$5,300 new × 40% good × 2.97 allocation
$6,300
Septic systemlisting
$12,000 new × 50% good × 2.97 allocation
$17,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.