89 High Meadows Ct

Morganton, GA 30560

$730,000

3 bd · 3 ba · 2,034 sqft · Listed today

View on Realtor.com →

Low confidenceEst. land %

Year built

2021

Sqft

2,034

Lot sqft

75,359

HOA / mo

None

Furnished

List date

2026-10-03T04:31:02.000000Z

Revenue

Annual revenue

$56,928

ADR

$305

Occupancy

51%

Cleaning fees (12 mo)

$10,775

Confidence

Low (24.64), 17 comps

Comp revenue range (p25 / median / p75)

$21,176$40,279$64,469

Median revenue of shown comps: $33,510

Mtn Chalet - Hot Tub, Wi-Fi, Fire Pit, Game Room
Cabin · 3 bd · 2.5 ba · sleeps 10 · 246 ft
Revenue $98,843ADR $362Occ ≈ 75%4.9★ (189)
Airbnb Vrbo Booking
Creekside Cabin |Hot tub+Party Porch+Fireplace
House · 3 bd · 3 ba · sleeps 8 · 322 ft
Revenue $50,226ADR $294Occ ≈ 47%5★ (127)
Airbnb Vrbo
Cozy Cabin w/ Hot Tub, Fire Pit & Views
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $22,831ADR $223Occ ≈ 28%4.9★ (31)
Airbnb Vrbo
Amazing Mountain Views, spacious comfortable cabin
Cabin · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $40,279ADR $264Occ ≈ 42%5★ (130)
Airbnb
Smokey mountain serenity!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.3 mi
Revenue $9,983ADR $306Occ ≈ 9%4.3★ (7)
Airbnb
WolfCabin Lux Family Home, Fire Pit, Hot Tub, ADA ramp, ez paved rds
Villa · 3 bd · 3 ba · sleeps 6 · 0.4 mi
Revenue $116,656ADR $505Occ ≈ 63%5★ (1)
Booking
The Peaceful Meadow - Near Downtown
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.4 mi
Revenue $26,741ADR $357Occ ≈ 21%5★ (3)
Airbnb Vrbo Booking
Blue Berry Ridge - Mountain views & hot tub
Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.4 mi
Revenue $71,989ADR $321Occ ≈ 61%4.7★ (158)
Airbnb Vrbo Booking
Dream a Little Dream
Vacation home · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $53,344ADR $343Occ ≈ 43%—
Booking
Dream a Little Dream & Stay Awhile - Dogs Welcome!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $62,926ADR $379Occ ≈ 45%—
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mtn Chalet - Hot Tub, Wi-Fi, Fire Pit, Game Room Cabin	3 bd · 2.5 ba · sleeps 10	$98,843	$362	75%	4.9★ (189)	246 ft	Airbnb Vrbo Booking
Creekside Cabin \|Hot tub+Party Porch+Fireplace House	3 bd · 3 ba · sleeps 8	$50,226	$294	47%	5★ (127)	322 ft	Airbnb Vrbo
Cozy Cabin w/ Hot Tub, Fire Pit & Views Cabin	3 bd · 3 ba · sleeps 6	$22,831	$223	28%	4.9★ (31)	0.2 mi	Airbnb Vrbo
Amazing Mountain Views, spacious comfortable cabin Cabin	3 bd · 3 ba · sleeps 6	$40,279	$264	42%	5★ (130)	0.2 mi	Airbnb
Smokey mountain serenity! Cabin	3 bd · 3 ba · sleeps 8	$9,983	$306	9%	4.3★ (7)	0.3 mi	Airbnb
WolfCabin Lux Family Home, Fire Pit, Hot Tub, ADA ramp, ez paved rds Villa	3 bd · 3 ba · sleeps 6	$116,656	$505	63%	5★ (1)	0.4 mi	Booking
The Peaceful Meadow - Near Downtown Cabin	3 bd · 3.5 ba · sleeps 6	$26,741	$357	21%	5★ (3)	0.4 mi	Airbnb Vrbo Booking
Blue Berry Ridge - Mountain views & hot tub Cabin	3 bd · 3.5 ba · sleeps 6	$71,989	$321	61%	4.7★ (158)	0.4 mi	Airbnb Vrbo Booking
Dream a Little Dream Vacation home	3 bd · 3 ba · sleeps 8	$53,344	$343	43%	—	0.4 mi	Booking
Dream a Little Dream & Stay Awhile - Dogs Welcome! Cabin	3 bd · 3 ba · sleeps 8	$62,926	$379	45%	—	0.4 mi	Airbnb Vrbo

Show 6 more

Rustic Meadows at Ladybug Lake
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $8,114ADR $316Occ ≈ 7%4★ (1)
Airbnb Vrbo
NEW LISTING !!! RUSTIC MEADOW AT LADYBUG LAKE
Guest house · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $6,578ADR $328Occ ≈ 5%4.5★ (1)
Booking
Blairsville, Blue Ridge, Hot Tub, Pet Friendly
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $24,006ADR $268Occ ≈ 25%4.8★ (15)
Airbnb Vrbo Booking
Blue Ridge Bliss! Hiking Trail, Hot Tub, Game Rm!
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $64,469ADR $274Occ ≈ 64%5★ (222)
Airbnb Vrbo
Soaring Views - Hot Tub, Game Room, WiFi, Fire Pit
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $21,176ADR $300Occ ≈ 19%5★ (15)
Airbnb Vrbo Booking
Stone Creek Cottage: Creek, Hot Tub, Fire Pit
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.8 mi
Revenue $4,069ADR $239Occ ≈ 5%5★ (1)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Rustic Meadows at Ladybug Lake House	3 bd · 2 ba · sleeps 6	$8,114	$316	7%	4★ (1)	0.5 mi	Airbnb Vrbo
NEW LISTING !!! RUSTIC MEADOW AT LADYBUG LAKE Guest house	3 bd · 2 ba · sleeps 6	$6,578	$328	5%	4.5★ (1)	0.5 mi	Booking
Blairsville, Blue Ridge, Hot Tub, Pet Friendly Cabin	3 bd · 3 ba · sleeps 8	$24,006	$268	25%	4.8★ (15)	0.7 mi	Airbnb Vrbo Booking
Blue Ridge Bliss! Hiking Trail, Hot Tub, Game Rm! Cabin	3 bd · 3 ba · sleeps 8	$64,469	$274	64%	5★ (222)	0.7 mi	Airbnb Vrbo
Soaring Views - Hot Tub, Game Room, WiFi, Fire Pit Cabin	3 bd · 3 ba · sleeps 10	$21,176	$300	19%	5★ (15)	0.7 mi	Airbnb Vrbo Booking
Stone Creek Cottage: Creek, Hot Tub, Fire Pit Cabin	3 bd · 2.5 ba · sleeps 6	$4,069	$239	5%	5★ (1)	0.8 mi	Airbnb 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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$56,928

NOI

$23,466

Cash flow /mo

$1,955

Cash needed

$778,700

Cash-on-cash (all cash)

3.0%

ROE (yr 1)

5.8%

Cap rate

3.2%

DSCR

—

Year-1 write-off

$156,163

Year-1 tax shield @ 32%

$49,972

Year-1 return on equity

Cash flow (annual)$23,466
Principal paydown (n/a, cash)$0
Appreciation at%$21,900

ROE5.8%

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)$11,386
Platform fees (3% of revenue)$1,708
Maintenance / capex (5% of revenue)$2,846
Utilities & supplies$4,200
HOA$0
Property tax$5,548
Insurance (STR-rated)$7,775

Cash needed to close

Purchase price (all cash)$730,000
Closing costs (4.0%)$29,200
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$49,972

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

$621,000

Short-life (5/15-yr)

$136,000 · 22%

Year-1 deduction

$156,000

Year-1 tax shield @ 32%

$50,000

Land 15% (market default, no usable tax-record split) · building $484,000 over 39 years · new furniture $20,000

Based on: 2,034 sq ft, built 2021, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $95,000 in year 1 (12% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$89,100

Kitchen cabinetsdefault
$10,300 new × 80% good × 1.70 allocation
$13,900
Kitchen countertopsdefault
$8,400 new × 80% good × 1.70 allocation
$11,400
Decorative trimdefault
$3,600 new × 80% good × 1.70 allocation
$4,800
Mirrorsdefault
$500 new × 58% good × 1.70 allocation
$400
Shelvingdefault
$1,200 new × 80% good × 1.70 allocation
$1,600
Window coverings (20)default
$5,000 new × 50% good × 1.70 allocation
$4,200
Kitchen & laundry equipment plumbingdefault
$8,000 new × 90% good × 1.70 allocation
$12,200
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 90% good × 1.70 allocation
$7,400
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 58% good × 1.70 allocation
$5,800
Hot tub (freestanding)listing
$9,000 new × 50% good × 1.70 allocation
$7,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$66,500

Paving: driveway & walks (paved)default
$9,300 new × 80% good × 1.70 allocation
$12,700
Landscaping (typical)default
$9,000 new × 80% good × 1.70 allocation
$12,200
Patioslisting
$9,200 new × 80% good × 1.70 allocation
$12,400
Decks & porches (attached)listing
$22,900 new × 75% good × 1.70 allocation
$29,200

Building, 39-year$484,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$220,600 new × 92% good × 1.70 allocation
$343,600
Building plumbing & fixturesdefault
$22,900 new × 90% good × 1.70 allocation
$35,000
Building electrical & lightingdefault
$23,100 new × 90% good × 1.70 allocation
$35,300
HVACdefault
$22,900 new × 75% good × 1.70 allocation
$29,200
Hardwood & tile floorsdefault
$13,100 new × 80% good × 1.70 allocation
$17,800
Fireplaces (2)listing
$5,300 new × 80% good × 1.70 allocation
$7,200
Septic systemlisting
$12,000 new × 80% good × 1.70 allocation
$16,300

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	$89,100	$66,500	$500	$156,200
2	$0	$0	$12,400	$12,400
3	$0	$0	$12,400	$12,400
4	$0	$0	$12,400	$12,400
5	$0	$0	$12,400	$12,400
6+	$0	$0	$434,200	$434,200
Total	$89,100	$66,500	$484,400	$640,000

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.