275 Blue Creek Rd
Morganton, GA 30560
$594,900
4 bd · 3.5 ba · 2,184 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
2,184
Lot sqft
27,878
HOA / mo
None
Furnished
No
List date
2026-10-10T00:54:09.000000Z
Revenue
Annual revenue
$59,594
ADR
$303
Occupancy
54%
Cleaning fees (12 mo)
$12,491
Confidence
Low (-16.32), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $12,275
The perfect mountain trip
House · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $12,127ADR $200Occ ≈ 17%5★ (179)
Delisted
Blue Ridge gem!
House · 5 bd · 2.5 ba · sleeps 13 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $6,716ADR $415Occ ≈ 4%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Momma| Hot Tub & GameRm |10 plus air matt House
| 4 bd · 3 ba · sleeps 12 | $12,275 | $529 | 6% | 5★ (4) | 0.2 mi | AirbnbVrbo |
The perfect mountain trip House | 3 bd · 3 ba · sleeps 6 | $12,127 | $200 | 17% | 5★ (179) | 0.4 mi | Delisted |
Luxury w/Heated Pool, XL Hot-Tub & Deluxe Outdoors Cabin
| 5 bd · 3 ba · sleeps 12 | $106,433 | $503 | 58% | 4.8★ (123) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge gem! House
| 5 bd · 2.5 ba · sleeps 13 | $6,716 | $415 | 4% | 5★ (3) | 0.7 mi | Airbnb |
BlueRidge-IndrPol,Arcade,BBQ,Theter,HotTub&Firepit Cabin
| 5 bd · 4 ba · sleeps 14 | $154,252 | $520 | 81% | 4.9★ (197) | 0.8 mi | AirbnbVrbo |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$59,594
NOI
$27,851
Cash flow /mo
-$1,000
Cash needed
$195,521
Cash-on-cash
-6.1%
ROE (yr 1)
4.8%
Cap rate
4.7%
DSCR
0.70
Year-1 write-off
$120,063
Year-1 tax shield @ 32%
$38,420
Year-1 return on equity
- Cash flow (annual)-$11,997
- Principal paydown$3,618
- Appreciation at%$17,847
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)$11,919
- Platform fees (3% of revenue)$1,788
- Maintenance / capex (5% of revenue)$2,980
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,521
- Insurance (STR-rated)$6,336
Cash needed to close
- Down payment (25%)$148,725
- Closing costs (4.0%)$23,796
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,420
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
$506,000
Short-life (5/15-yr)
$97,000 · 19%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 15% (market default, no usable tax-record split) · building $409,000 over 39 years · new furniture $23,000
Based on: 2,184 sq ft, built 2026, 4 bd / 3.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $87,000 in year 1 (13% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,800
Kitchen cabinetsdefault
$10,600 new × 100% good × 1.21 allocation
- $10,500
Kitchen countertopsdefault
$8,700 new × 100% good × 1.21 allocation
- $4,600
Decorative trimdefault
$3,800 new × 100% good × 1.21 allocation
- $500
Mirrorsdefault
$500 new × 100% good × 1.21 allocation
- $1,800
Shelvingdefault
$1,500 new × 100% good × 1.21 allocation
- $6,700
Window coverings (22)default
$5,500 new × 100% good × 1.21 allocation
- $8,500
Carpet, vinyl & laminate (50% of floors)listing
$7,000 new × 100% good × 1.21 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$8,200 new × 100% good × 1.21 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 100% good × 1.21 allocation
- $6,900
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.21 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,700
Paving: driveway & walks (paved)default
$9,700 new × 100% good × 1.21 allocation
- $11,300
Landscaping (typical)default
$9,300 new × 100% good × 1.21 allocation
- $2,600
Patiosdefault
$2,200 new × 100% good × 1.21 allocation
- $2,600
Decks & porches (attached)default
$2,200 new × 100% good × 1.21 allocation
- $286,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$236,700 new × 100% good × 1.21 allocation
- $29,800
Building plumbing & fixturesdefault
$24,600 new × 100% good × 1.21 allocation
- $30,200
Building electrical & lightingdefault
$25,000 new × 100% good × 1.21 allocation
- $29,800
HVACdefault
$24,600 new × 100% good × 1.21 allocation
- $8,500
Hardwood & tile floorsdefault
$7,000 new × 100% good × 1.21 allocation
- $9,600
Fireplaces (3)listing
$7,900 new × 100% good × 1.21 allocation
- $14,500
Septic systemlisting
$12,000 new × 100% good × 1.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,400 | $28,200 | $400 | $120,100 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $366,700 | $366,700 |
| Total | $91,400 | $28,200 | $409,000 | $528,700 |
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: 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.