102 Mountain Meadows Dr
Morganton, GA 30560
$210,000
2 bd · 1.5 ba · 518 sqft · Listed 8d ago
View on Realtor.com →Year built
2021
Sqft
518
Lot sqft
4,792
HOA / mo
$150
Furnished
No
List date
2026-11-04T04:36:28.000000Z
Revenue
Annual revenue
$15,272
ADR
$105
Occupancy
40%
Cleaning fees (12 mo)
$2,849
Confidence
Low (37.15), 8 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $16,267
Peaceful, relaxing retreat
Tiny house · 2 bd · 1 ba · sleeps 6 · 394 ft
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $3,700ADR $185Occ ≈ 5%5★ (6)
RV Glamping in Blue Ridge
Camper/RV · 2 bd · 1.5 ba · sleeps 5 · 0.2 mi
Revenue $25,205ADR $106Occ ≈ 65%5★ (38)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful, relaxing retreat Tiny house
| 2 bd · 1 ba · sleeps 6 | $3,700 | $185 | 5% | 5★ (6) | 394 ft | Airbnb |
Fall Headquarters! Blue Ridge Tiny Home Cabin
| 2 bd · 1 ba · sleeps 6 | $15,758 | $153 | 28% | 5★ (79) | 0.1 mi | AirbnbVrbo |
Morganton Tiny Home < 5 Mi to Blue Ridge Lake House
| 2 bd · 1 ba · sleeps 5 | $16,776 | $159 | 29% | 4.6★ (54) | 0.1 mi | AirbnbVrboBooking |
Peaceful Deck & Pool Access! Blue Ridge Tiny Home House
| 2 bd · 1 ba · sleeps 4 | $9,497 | $64 | 41% | — | 0.1 mi | AirbnbVrboBooking |
RV Glamping in Blue Ridge Camper/RV | 2 bd · 1.5 ba · sleeps 5 | $25,205 | $106 | 65% | 5★ (38) | 0.2 mi | Delisted |
Grand TINY HOME minutes to BLUE RIDGE Yes to PETS Tiny house
| 2 bd · 1 ba · sleeps 4 | $25,565 | $150 | 47% | 5★ (324) | 0.2 mi | AirbnbVrbo |
Camper in Waterside at Blue Ridge Camper/RV
| 2 bd · 2 ba · sleeps 4 | $1,312 | $218 | 2% | 5★ (2) | 0.2 mi | AirbnbVrbo |
Creekside Tiny Retreat • 10 Min to Blue Ridge Tiny house
| 2 bd · 1 ba · sleeps 4 | $23,334 | $146 | 44% | 5★ (104) | 0.2 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$15,272
NOI
$1,817
Cash flow /mo
-$997
Cash needed
$76,900
Cash-on-cash
-15.6%
ROE (yr 1)
-5.6%
Cap rate
0.9%
DSCR
0.13
Year-1 write-off
$74,180
Year-1 tax shield @ 32%
$23,738
Year-1 return on equity
- Cash flow (annual)-$11,959
- Principal paydown$1,334
- Appreciation at%$6,300
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)$3,054
- Platform fees (3% of revenue)$458
- Maintenance / capex (5% of revenue)$764
- Utilities & supplies$4,200
- HOA$1,800
- Property tax$942
- Insurance (STR-rated)$2,237
Cash needed to close
- Down payment (25%)$52,500
- Closing costs (4.0%)$8,400
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,738
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
$179,000
Short-life (5/15-yr)
$58,000 · 33%
Year-1 deduction
$74,000
Year-1 tax shield @ 32%
$24,000
Land 15% (market default, no usable tax-record split) · building $120,000 over 39 years · new furniture $16,000
Based on: 518 sq ft, built 2021, 2 bd / 1.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $49,000 in year 1 (18% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$6,900 new × 80% good × 1.59 allocation
- $7,200
Kitchen countertopsdefault
$5,700 new × 80% good × 1.59 allocation
- $1,200
Decorative trimdefault
$900 new × 80% good × 1.59 allocation
- $100
Mirrorsdefault
$200 new × 58% good × 1.59 allocation
- $1,100
Shelvingdefault
$900 new × 80% good × 1.59 allocation
- $1,000
Window coverings (5)default
$1,300 new × 50% good × 1.59 allocation
- $3,100
Carpet, vinyl & laminate (100% of floors)listing
$3,300 new × 58% good × 1.59 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$5,400 new × 90% good × 1.59 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$3,300 new × 90% good × 1.59 allocation
- $3,600
Appliances (microwave, dishwasher, refrigerator)listing
$3,900 new × 58% good × 1.59 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Paving: driveway & walks (paved)default
$4,700 new × 80% good × 1.59 allocation
- $5,800
Landscaping (typical)default
$4,500 new × 80% good × 1.59 allocation
- $700
Patiosdefault
$500 new × 80% good × 1.59 allocation
- $7,000
Decks & porches (attached)listing
$5,800 new × 75% good × 1.59 allocation
- $81,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$55,500 new × 92% good × 1.59 allocation
- $8,200
Building plumbing & fixturesdefault
$5,700 new × 90% good × 1.59 allocation
- $5,500
Building electrical & lightingdefault
$3,800 new × 90% good × 1.59 allocation
- $7,000
HVACdefault
$5,800 new × 75% good × 1.59 allocation
- $3,400
Fireplacelisting
$2,600 new × 80% good × 1.59 allocation
- $15,300
Septic systemlisting
$12,000 new × 80% good × 1.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,600 | $19,400 | $100 | $74,200 |
| 2 | $0 | $0 | $3,100 | $3,100 |
| 3 | $0 | $0 | $3,100 | $3,100 |
| 4 | $0 | $0 | $3,100 | $3,100 |
| 5 | $0 | $0 | $3,100 | $3,100 |
| 6+ | $0 | $0 | $108,000 | $108,000 |
| Total | $54,600 | $19,400 | $120,400 | $194,500 |
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.