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102 Mountain Meadows Dr

102 Mountain Meadows Dr

Morganton, GA 30560

$210,000

2 bd · 1.5 ba · 518 sqft · Listed 8d ago

View on Realtor.com →
Low confidenceEst. land %

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)

$8,048$16,267$23,802

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)

    Airbnb

  • Fall Headquarters! Blue Ridge Tiny Home

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $15,758ADR $153Occ ≈ 28%5★ (79)

    AirbnbVrbo

  • Morganton Tiny Home < 5 Mi to Blue Ridge Lake

    House · 2 bd · 1 ba · sleeps 5 · 0.1 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $16,776ADR $159Occ ≈ 29%4.6★ (54)

    AirbnbVrboBooking

  • Peaceful Deck & Pool Access! Blue Ridge Tiny Home

    House · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +3

    Revenue $9,497ADR $64Occ ≈ 41%—

    AirbnbVrboBooking

  • 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

  • Grand TINY HOME minutes to BLUE RIDGE Yes to PETS

    Tiny house · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    • Pool
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $25,565ADR $150Occ ≈ 47%5★ (324)

    AirbnbVrbo

  • Camper in Waterside at Blue Ridge

    Camper/RV · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $1,312ADR $218Occ ≈ 2%5★ (2)

    AirbnbVrbo

  • Creekside Tiny Retreat • 10 Min to Blue Ridge

    Tiny house · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    • Pool
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $23,334ADR $146Occ ≈ 44%5★ (104)

    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

Financing
Management

Est. revenue

$15,272

NOI

$1,817

Cash flow /mo

$151

Cash needed

$234,400

Cash-on-cash (all cash)

0.8%

ROE (yr 1)

3.5%

Cap rate

0.9%

DSCR

—

Year-1 write-off

$74,180

Year-1 tax shield @ 32%

$23,738

Year-1 return on equity

  • Cash flow (annual)$1,817
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$6,300
ROE3.5%

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)$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

  • Purchase price (all cash)$210,000
  • 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.

5-year property$54,600

  • Kitchen cabinetsdefault

    $6,900 new × 80% good × 1.59 allocation

    $8,800

  • Kitchen countertopsdefault

    $5,700 new × 80% good × 1.59 allocation

    $7,200

  • Decorative trimdefault

    $900 new × 80% good × 1.59 allocation

    $1,200

  • Mirrorsdefault

    $200 new × 58% good × 1.59 allocation

    $100

  • Shelvingdefault

    $900 new × 80% good × 1.59 allocation

    $1,100

  • Window coverings (5)default

    $1,300 new × 50% good × 1.59 allocation

    $1,000

  • Carpet, vinyl & laminate (100% of floors)listing

    $3,300 new × 58% good × 1.59 allocation

    $3,100

  • Kitchen & laundry equipment plumbingdefault

    $5,400 new × 90% good × 1.59 allocation

    $7,700

  • Kitchen, laundry & data equipment electricaldefault

    $3,300 new × 90% good × 1.59 allocation

    $4,700

  • Appliances (microwave, dishwasher, refrigerator)listing

    $3,900 new × 58% good × 1.59 allocation

    $3,600

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$19,400

  • Paving: driveway & walks (paved)default

    $4,700 new × 80% good × 1.59 allocation

    $6,000

  • Landscaping (typical)default

    $4,500 new × 80% good × 1.59 allocation

    $5,800

  • Patiosdefault

    $500 new × 80% good × 1.59 allocation

    $700

  • Decks & porches (attached)listing

    $5,800 new × 75% good × 1.59 allocation

    $7,000
Building, 39-year$120,400

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $55,500 new × 92% good × 1.59 allocation

    $81,100

  • Building plumbing & fixturesdefault

    $5,700 new × 90% good × 1.59 allocation

    $8,200

  • Building electrical & lightingdefault

    $3,800 new × 90% good × 1.59 allocation

    $5,500

  • HVACdefault

    $5,800 new × 75% good × 1.59 allocation

    $7,000

  • Fireplacelisting

    $2,600 new × 80% good × 1.59 allocation

    $3,400

  • Septic systemlisting

    $12,000 new × 80% good × 1.59 allocation

    $15,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.