Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

10 Oak Cliff Ln

Morganton, GA 30560

$699,000

3 bd · 3 ba · Listed 8d ago

View on Realtor.com →

Est. land %Negative cash flow

Year built

2026

Sqft

—

Lot sqft

53,579

HOA / mo

None

Furnished

List date

2026-11-04T17:05:38.000000Z

Revenue

Annual revenue

$71,130

ADR

$344

Occupancy

57%

Cleaning fees (12 mo)

$15,979

Confidence

Low (40.73), 17 comps

Comp revenue range (p25 / median / p75)

$28,103$43,729$63,132

Median revenue of shown comps: $43,331

Chestnut Ridge - Mountain views & hot tub
Cabin · 3 bd · 3 ba · sleeps 8 · 10 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $98,230ADR $398Occ ≈ 68%4.8★ (179)
Airbnb Vrbo
Family Escape: Outdoor Fireplace + Game Room
Cabin · 3 bd · 3 ba · sleeps 10 · 495 ft
- Hot tub
- A/C
- Pets OK
- Wifi
- +4
Revenue $63,132ADR $307Occ ≈ 56%5★ (44)
Airbnb Vrbo
Ultimate Mountain Cabin Getaway - Bear to Dream
Cabin · 3 bd · 3 ba · sleeps 10 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +7
Revenue $59,363ADR $352Occ ≈ 46%5★ (65)
Airbnb
Fireside - Rustic charm yet luxurious & fun
Cabin · 3 bd · 3 ba · sleeps 6 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $63,764ADR $275Occ ≈ 64%5★ (365)
Airbnb Vrbo
Cabin in Blue Ridge w/Game room, Hot Tub, Fire pit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $37,611ADR $405Occ ≈ 25%4.9★ (11)
Airbnb Vrbo
Blue Ridge Mountain View Cabin, Bear Hammock
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $43,729ADR $194Occ ≈ 62%5★ (243)
Airbnb
Cozy Cottage with Full View of the Mountains!
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $31,659ADR $218Occ ≈ 40%4.7★ (53)
Airbnb Vrbo Booking
Silver Eagle Lodge
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $54,497ADR $375Occ ≈ 40%5★ (86)
Airbnb Vrbo
Secluded creekside cabin with biking/hiking trails
Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $28,103ADR $343Occ ≈ 22%5★ (43)
Airbnb Vrbo
Blue Haven Creek Cabin
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $18,418ADR $157Occ ≈ 32%4.5★ (98)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Chestnut Ridge - Mountain views & hot tub Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 8	$98,230	$398	68%	4.8★ (179)	10 ft	Airbnb Vrbo
Family Escape: Outdoor Fireplace + Game Room Cabin Hot tub A/C Pets OK Wifi +4	3 bd · 3 ba · sleeps 10	$63,132	$307	56%	5★ (44)	495 ft	Airbnb Vrbo
Ultimate Mountain Cabin Getaway - Bear to Dream Cabin Hot tub A/C Free parking Pets OK +7	3 bd · 3 ba · sleeps 10	$59,363	$352	46%	5★ (65)	0.1 mi	Airbnb
Fireside - Rustic charm yet luxurious & fun Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 6	$63,764	$275	64%	5★ (365)	0.1 mi	Airbnb Vrbo
Cabin in Blue Ridge w/Game room, Hot Tub, Fire pit Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 10	$37,611	$405	25%	4.9★ (11)	0.2 mi	Airbnb Vrbo
Blue Ridge Mountain View Cabin, Bear Hammock Cabin Hot tub A/C Free parking Pets OK +4	3 bd · 3 ba · sleeps 6	$43,729	$194	62%	5★ (243)	0.2 mi	Airbnb
Cozy Cottage with Full View of the Mountains! House Hot tub A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 8	$31,659	$218	40%	4.7★ (53)	0.3 mi	Airbnb Vrbo Booking
Silver Eagle Lodge Cabin A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 8	$54,497	$375	40%	5★ (86)	0.4 mi	Airbnb Vrbo
Secluded creekside cabin with biking/hiking trails Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 2.5 ba · sleeps 8	$28,103	$343	22%	5★ (43)	0.5 mi	Airbnb Vrbo
Blue Haven Creek Cabin Cabin A/C Free parking Wifi Kitchen +2	3 bd · 2.5 ba · sleeps 6	$18,418	$157	32%	4.5★ (98)	0.5 mi	Airbnb Vrbo Booking

Show 6 more

Whisper Creek Lodge- Riverside, HotTub, Outdoor FP
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $76,435ADR $359Occ ≈ 58%4.8★ (14)
Airbnb Vrbo Booking
Modern Secluded Cabin w/Private Hot Tub
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $9,774ADR $239Occ ≈ 11%4.7★ (9)
Delisted
Clean & Cute New Home! 3-bed in Blue Ridge.7min to downtown BR, 20min to Ellijay
House · 3 bd · 2 ba · sleeps 8 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $5,664ADR $269Occ ≈ 6%5★ (3)
Vrbo
Creekfront! Hottub-Firepit-Outdoor movies-GameRoom
Cabin · 3 bd · 2 ba · sleeps 7 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $42,933ADR $322Occ ≈ 37%5★ (81)
Airbnb Vrbo Booking
Blue Deer Mountain
House · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $45,539ADR $220Occ ≈ 57%5★ (45)
Airbnb Vrbo
Mountain views and close to Downtown Blue Ridge!
Cabin · 3 bd · 3 ba · sleeps 6 · 0.8 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $25,243ADR $308Occ ≈ 22%5★ (13)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Whisper Creek Lodge- Riverside, HotTub, Outdoor FP Cabin Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$76,435	$359	58%	4.8★ (14)	0.5 mi	Airbnb Vrbo Booking
Modern Secluded Cabin w/Private Hot Tub Cabin	3 bd · 2 ba · sleeps 6	$9,774	$239	11%	4.7★ (9)	0.5 mi	Delisted
Clean & Cute New Home! 3-bed in Blue Ridge.7min to downtown BR, 20min to Ellijay House A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 8	$5,664	$269	6%	5★ (3)	0.7 mi	Vrbo
Creekfront! Hottub-Firepit-Outdoor movies-GameRoom Cabin Hot tub A/C Free parking Pets OK +6	3 bd · 2 ba · sleeps 7	$42,933	$322	37%	5★ (81)	0.7 mi	Airbnb Vrbo Booking
Blue Deer Mountain House Hot tub A/C Free parking Pets OK +5	3 bd · 2.5 ba · sleeps 8	$45,539	$220	57%	5★ (45)	0.7 mi	Airbnb Vrbo
Mountain views and close to Downtown Blue Ridge! Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 6	$25,243	$308	22%	5★ (13)	0.8 mi	Vrbo

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$71,130

NOI

$34,257

Cash flow /mo

-$966

Cash needed

$222,210

Cash-on-cash

-5.2%

ROE (yr 1)

6.2%

Cap rate

4.9%

DSCR

0.75

Year-1 write-off

$135,471

Year-1 tax shield @ 32%

$43,351

Year-1 return on equity

Cash flow (annual)-$11,598
Principal paydown$4,441
Appreciation at%$20,970

ROE6.2%

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)$14,226
Platform fees (3% of revenue)$2,134
Maintenance / capex (5% of revenue)$3,557
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)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$43,351

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

$594,000

Short-life (5/15-yr)

$115,000 · 19%

Year-1 deduction

$135,000

Year-1 tax shield @ 32%

$43,000

Land 15% (market default, no usable tax-record split) · building $479,000 over 39 years · new furniture $20,000

Based on: ~1,900 sq ft (from beds), built 2026, 3 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $95,000 in year 1 (13% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$100,300

Kitchen cabinetsdefault
$10,000 new × 100% good × 1.61 allocation
$16,100
Kitchen countertopsdefault
$8,200 new × 100% good × 1.61 allocation
$13,200
Decorative trimdefault
$3,300 new × 100% good × 1.61 allocation
$5,400
Mirrorsdefault
$500 new × 100% good × 1.61 allocation
$700
Shelvingdefault
$1,200 new × 100% good × 1.61 allocation
$1,900
Window coverings (19)default
$4,800 new × 100% good × 1.61 allocation
$7,700
Carpet, vinyl & laminate (25% of floors)listing
$3,100 new × 100% good × 1.61 allocation
$4,900
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 1.61 allocation
$12,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 1.61 allocation
$7,600
Appliances (range, microwave, dishwasher, refrigerator, dryer)listing
$6,700 new × 100% good × 1.61 allocation
$10,800
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$34,700

Paving: driveway & walks (paved)default
$9,000 new × 100% good × 1.61 allocation
$14,600
Landscaping (typical)default
$8,700 new × 100% good × 1.61 allocation
$14,000
Patiosdefault
$1,900 new × 100% good × 1.61 allocation
$3,000
Decks & porches (attached)default
$1,900 new × 100% good × 1.61 allocation
$3,000

Building, 39-year$478,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,000 new × 100% good × 1.61 allocation
$332,500
Building plumbing & fixturesdefault
$21,400 new × 100% good × 1.61 allocation
$34,500
Building electrical & lightingdefault
$21,400 new × 100% good × 1.61 allocation
$34,500
HVACdefault
$21,400 new × 100% good × 1.61 allocation
$34,600
Hardwood & tile floorsdefault
$9,200 new × 100% good × 1.61 allocation
$14,800
Fireplaces (2)listing
$5,300 new × 100% good × 1.61 allocation
$8,500
Septic systemlisting
$12,000 new × 100% good × 1.61 allocation
$19,400

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	$100,300	$34,700	$500	$135,500
2	$0	$0	$12,300	$12,300
3	$0	$0	$12,300	$12,300
4	$0	$0	$12,300	$12,300
5	$0	$0	$12,300	$12,300
6+	$0	$0	$429,100	$429,100
Total	$100,300	$34,700	$478,700	$613,600

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.