100 Ford Ln
Morganton, GA 30560
$699,000
4 bd · 4 ba · 3,426 sqft · Listed 30d ago
View on Realtor.com →Year built
2019
Sqft
3,426
Lot sqft
277,913
HOA / mo
None
Furnished
No
List date
2026-08-28T03:20:55.000000Z
Revenue
Annual revenue
$46,566
ADR
$324
Occupancy
39%
Cleaning fees (12 mo)
$9,379
Confidence
Med (61.99), 10 comps
Comp revenue range (p25 / median / p75)
Mountain Views-Hot Tub-Games-Pool & Foosball
Vacation home · 4 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $35,659ADR $289Occ ≈ 34%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Rolling Hills Hideaway Cabin | 4 bd · 3 ba · sleeps 8 | $31,992 | $275 | 32% | 5★ (28) | 0.2 mi | AirbnbVrbo |
~EverGreen Family Retreat~Slp16*HotTub*Pets*Arcade Cabin | 4 bd · 3.5 ba · sleeps 16 | $52,786 | $392 | 37% | 3.8★ (29) | 0.2 mi | AirbnbVrbo |
Pet Friendly, Hot Tub, Large Porches, Blue Ridge Cabin | 4 bd · 3.5 ba · sleeps 14 | $30,221 | $346 | 24% | 4.9★ (11) | 0.3 mi | AirbnbVrboBooking |
Cabin in the Blue Ridge mountains on private lake! Cabin | 4 bd · 3 ba · sleeps 10 | $83,589 | $376 | 61% | 5★ (61) | 0.3 mi | AirbnbVrbo |
Sunrays | Hot Tub, Outdoor Fireplace & Game Cabin | 4 bd · 4 ba · sleeps 12 | $58,045 | $359 | 44% | 5★ (103) | 0.6 mi | AirbnbVrbo |
Stunning Views, Pet Friendly, Blue Ridge, Hot Tub Cabin | 4 bd · 3 ba · sleeps 10 | $54,947 | $385 | 39% | 5★ (14) | 0.6 mi | AirbnbVrboBooking |
Sunrise on the Ridge - Mineral Bluff, GA Cabin | 4 bd · 3 ba · sleeps 11 | $49,544 | $380 | 36% | 4.8★ (48) | 0.6 mi | AirbnbVrboBooking |
Long Range View, Deck, Hot Tub, Pet Friendly Cabin | 4 bd · 3.5 ba · sleeps 8 | $22,062 | $328 | 18% | 5★ (31) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge, Long Range Views, Fenced Yard, Hot Tub Cabin | 4 bd · 3 ba · sleeps 8 | $46,767 | $346 | 37% | 5★ (54) | 0.7 mi | AirbnbVrboBooking |
Mountain Views-Hot Tub-Games-Pool & Foosball Vacation home | 4 bd · 3 ba · sleeps 8 | $35,659 | $289 | 34% | — | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$46,566
NOI
$16,571
Cash flow /mo
-$2,386
Cash needed
$225,710
Cash-on-cash
-12.7%
ROE (yr 1)
-1.4%
Cap rate
2.4%
DSCR
0.37
Year-1 write-off
$103,896
Year-1 tax shield @ 32%
$33,247
Year-1 return on equity
- Cash flow (annual)-$28,629
- Principal paydown$4,574
- Appreciation at%$20,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,313
- Platform fees (3% of revenue)$1,397
- Maintenance / capex (5% of revenue)$2,328
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,312
- Insurance (STR-rated)$7,444
Cash needed to close
- Down payment (25%)$174,750
- Closing costs (4.0%)$27,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,247
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
$594,000
Short-life (5/15-yr)
$78,000 · 13%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 15% (market default, no usable tax-record split) · building $516,000 over 39 years · new furniture $23,000
Based on: 3,426 sq ft, built 2019, 4 bd / 4 ba, unfurnished, listing features (fireplace, appliance list, septic).
IRS-guide safe-harbor floor: $75,000 in year 1 (8% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$13,300 new × 72% good × 1.17 allocation
- $9,100
Kitchen countertopsdefault
$10,900 new × 72% good × 1.17 allocation
- $5,000
Decorative trimdefault
$6,000 new × 72% good × 1.17 allocation
- $300
Mirrorsdefault
$600 new × 42% good × 1.17 allocation
- $1,300
Shelvingdefault
$1,500 new × 72% good × 1.17 allocation
- $4,000
Window coverings (34)default
$8,500 new × 40% good × 1.17 allocation
- $4,300
Carpet, vinyl & laminate (40% of floors)default
$8,800 new × 42% good × 1.17 allocation
- $10,400
Kitchen & laundry equipment plumbingdefault
$10,400 new × 86% good × 1.17 allocation
- $6,300
Kitchen, laundry & data equipment electricaldefault
$6,300 new × 86% good × 1.17 allocation
- $900
Appliances (range)listing
$1,800 new × 42% good × 1.17 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,200
Paving: driveway & walks (paved)default
$12,100 new × 72% good × 1.17 allocation
- $9,800
Landscaping (typical)default
$11,700 new × 72% good × 1.17 allocation
- $2,800
Patiosdefault
$3,400 new × 72% good × 1.17 allocation
- $2,600
Decks & porches (attached)default
$3,400 new × 65% good × 1.17 allocation
- $383,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$372,200 new × 88% good × 1.17 allocation
- $38,800
Building plumbing & fixturesdefault
$38,600 new × 86% good × 1.17 allocation
- $40,800
Building electrical & lightingdefault
$40,700 new × 86% good × 1.17 allocation
- $29,300
HVACdefault
$38,600 new × 65% good × 1.17 allocation
- $11,100
Hardwood & tile floorsdefault
$13,200 new × 72% good × 1.17 allocation
- $2,200
Fireplacelisting
$2,600 new × 72% good × 1.17 allocation
- $10,100
Septic systemlisting
$12,000 new × 72% good × 1.17 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,700 | $25,400 | $2,800 | $103,900 |
| 2 | $0 | $0 | $13,200 | $13,200 |
| 3 | $0 | $0 | $13,200 | $13,200 |
| 4 | $0 | $0 | $13,200 | $13,200 |
| 5 | $0 | $0 | $13,200 | $13,200 |
| 6+ | $0 | $0 | $460,300 | $460,300 |
| Total | $75,700 | $25,400 | $516,000 | $617,200 |
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.