Deer Haven Dr
Morganton, GA 30560
$859,000
3 bd · 3 ba · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
—
Lot sqft
96,703
HOA / mo
$0
Furnished
No
List date
2026-10-30T15:20:06.000000Z
Revenue
Annual revenue
$37,719
ADR
$230
Occupancy
45%
Cleaning fees (12 mo)
$7,090
Confidence
Low (43), 25 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $31,955
Keys to the Woods
Cabin · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $52,133ADR $219Occ ≈ 65%5★ (83)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Creekside Valley Fire pit, games, Atari and darts. Cabin
| 3 bd · 3 ba · sleeps 7 | $15,522 | $168 | 25% | 5★ (1) | 0.1 mi | AirbnbVrbo |
Riley's Ridge Cabin
| 3 bd · 2 ba · sleeps 8 | $33,219 | $221 | 41% | 5★ (40) | 0.2 mi | AirbnbVrbo |
Keys to the Woods Cabin | 3 bd · 2 ba · sleeps 7 | $52,133 | $219 | 65% | 5★ (83) | 0.3 mi | Delisted |
Woodland Retreat w/ Hot Tub & Outdoor Fireplace Cabin
| 3 bd · 3 ba · sleeps 6 | $36,270 | $312 | 32% | 5★ (27) | 0.3 mi | AirbnbVrboBooking |
Dog Friendly 10 Acre Retreat Fly Fishing and Pond Cabin
| 3 bd · 2 ba · sleeps 6 | $72,880 | $249 | 80% | 4.9★ (234) | 0.3 mi | AirbnbVrbo |
Hot Tub| 10 min to Downtown Blue Ridge | Game room Cabin
| 3 bd · 2 ba · sleeps 7 | $12,187 | $236 | 14% | 4.8★ (11) | 0.3 mi | AirbnbVrboBooking |
Luxury Modern - VIEW - 4 acres House
| 3 bd · 2 ba · sleeps 8 | $8,896 | $345 | 7% | 5★ (9) | 0.4 mi | AirbnbBooking |
Tranquility Pond- Pet Friendly, Pond, Hot Tub+more Cabin
| 3 bd · 3 ba · sleeps 10 | $41,180 | $377 | 30% | 4.7★ (12) | 0.5 mi | AirbnbVrboBooking |
Tranquility OTB-Pool, Game Room,5 min Blue Ridge Cabin
| 3 bd · 2.5 ba · sleeps 8 | $14,916 | $189 | 22% | 4.8★ (5) | 0.5 mi | AirbnbVrbo |
Hot Tub | Pool Table | Fire Pit | Views | Pets Cabin
| 3 bd · 3 ba · sleeps 9 | $29,667 | $351 | 23% | 5★ (116) | 0.5 mi | AirbnbVrbo |
Show 14 more
Keys to the Woods | Game Room | Fire Pit | Hot Tub
Cabin · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $36,856ADR $279Occ ≈ 36%5★ (2)
Delisted
My Mountain Retreat- King Beds, Game Room, Views
Cabin · 3 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $31,048ADR $296Occ ≈ 29%4.7★ (8)
True North
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.7 mi
Revenue $25,113ADR $304Occ ≈ 23%5★ (75)
Delisted
Hawk's Ridge - Beautiful Westward Facing Views
House · 3 bd · 2.5 ba · sleeps 8 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $54,819ADR $262Occ ≈ 57%5★ (50)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pet-Friendly Cabin Near Blue Ridge w/ Hot Tub Cabin
| 3 bd · 3 ba · sleeps 6 | $28,431 | $280 | 28% | 4.9★ (41) | 0.5 mi | AirbnbVrboBooking |
Stunning Blue Ridge Cabin Hot Tub Video Game Room Cabin | 3 bd · 3 ba · sleeps 8 | $32,862 | $323 | 28% | 4.8★ (31) | 0.6 mi | AirbnbBooking |
Stunning long-range mountain views / paved access Cabin
| 3 bd · 3 ba · sleeps 8 | $42,679 | $253 | 46% | 5★ (270) | 0.6 mi | AirbnbVrbo |
Keys to the Woods | Game Room | Fire Pit | Hot Tub Cabin | 3 bd · 2 ba · sleeps 7 | $36,856 | $279 | 36% | 5★ (2) | 0.6 mi | Delisted |
My Mountain Retreat- King Beds, Game Room, Views Cabin | 3 bd · 3 ba · sleeps 10 | $31,048 | $296 | 29% | 4.7★ (8) | 0.6 mi | Airbnb |
Stunning Views~Hot Tub~Games~Fireplace~DogFriendly House
| 3 bd · 3 ba · sleeps 7 | $53,139 | $333 | 44% | 5★ (30) | 0.6 mi | AirbnbVrboBooking |
Blue Ridge Mountain View, Full Wall of Windows Cabin
| 3 bd · 2.5 ba · sleeps 6 | $24,890 | $371 | 18% | 5★ (2) | 0.6 mi | AirbnbVrboBooking |
Mountain Vibes, Game Room, Fire Pit, Blue Ridge Cabin
| 3 bd · 3 ba · sleeps 8 | $23,806 | $299 | 22% | 5★ (5) | 0.6 mi | AirbnbVrboBooking |
Hot Tub & Scenic Mountain Views, Game Room Cabin
| 3 bd · 3.5 ba · sleeps 8 | $74,017 | $293 | 69% | 5★ (52) | 0.7 mi | AirbnbVrbo |
True North Cabin | 3 bd · 2.5 ba · sleeps 6 | $25,113 | $304 | 23% | 5★ (75) | 0.7 mi | Delisted |
Hawk's Ridge - Beautiful Westward Facing Views House
| 3 bd · 2.5 ba · sleeps 8 | $54,819 | $262 | 57% | 5★ (50) | 0.7 mi | Airbnb |
Secluded Cabin w/ Hot Tub & Game Room Cabin
| 3 bd · 3 ba · sleeps 6 | $40,623 | $315 | 35% | 4.8★ (50) | 0.7 mi | AirbnbVrboBooking |
Cozy Cabin: w/ Balcony, Pool Table, Fire pit & BBQ Cabin
| 3 bd · 2 ba · sleeps 8 | $5,987 | $273 | 6% | 4.4★ (29) | 0.7 mi | AirbnbVrboBooking |
Honey Bear Hideaway. Mountain Views. Paved Roads. Cabin
| 3 bd · 3 ba · sleeps 8 | $28,454 | $290 | 27% | 5★ (11) | 0.7 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$37,719
NOI
$7,281
Cash flow /mo
-$4,116
Cash needed
$268,610
Cash-on-cash
-18.4%
ROE (yr 1)
-6.8%
Cap rate
0.8%
DSCR
0.13
Year-1 write-off
$191,721
Year-1 tax shield @ 32%
$61,351
Year-1 return on equity
- Cash flow (annual)-$49,393
- Principal paydown$5,393
- Appreciation at%$25,770
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)$7,544
- Platform fees (3% of revenue)$1,132
- Maintenance / capex (5% of revenue)$1,886
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,528
- Insurance (STR-rated)$9,148
Cash needed to close
- Down payment (25%)$214,750
- Closing costs (4.0%)$34,360
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$61,351
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
$730,000
Short-life (5/15-yr)
$172,000 · 24%
Year-1 deduction
$192,000
Year-1 tax shield @ 32%
$61,000
Land 15% (market default, no usable tax-record split) · building $559,000 over 39 years · new furniture $20,000
Based on: ~1,900 sq ft (from beds), built 2026, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $107,000 in year 1 (12% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,000
Kitchen cabinetsdefault
$10,000 new × 100% good × 1.90 allocation
- $15,500
Kitchen countertopsdefault
$8,200 new × 100% good × 1.90 allocation
- $6,300
Decorative trimdefault
$3,300 new × 100% good × 1.90 allocation
- $900
Mirrorsdefault
$500 new × 100% good × 1.90 allocation
- $2,300
Shelvingdefault
$1,200 new × 100% good × 1.90 allocation
- $9,000
Window coverings (19)default
$4,800 new × 100% good × 1.90 allocation
- $11,600
Carpet, vinyl & laminate (50% of floors)listing
$6,100 new × 100% good × 1.90 allocation
- $14,800
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 1.90 allocation
- $8,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 1.90 allocation
- $5,300
Appliances (range, dishwasher)listing
$2,800 new × 100% good × 1.90 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $17,200
Paving: driveway & walks (paved)default
$9,000 new × 100% good × 1.90 allocation
- $16,500
Landscaping (typical)default
$8,700 new × 100% good × 1.90 allocation
- $3,600
Patiosdefault
$1,900 new × 100% good × 1.90 allocation
- $40,700
Decks & porches (attached)listing
$21,400 new × 100% good × 1.90 allocation
- $392,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,000 new × 100% good × 1.90 allocation
- $40,700
Building plumbing & fixturesdefault
$21,400 new × 100% good × 1.90 allocation
- $40,600
Building electrical & lightingdefault
$21,400 new × 100% good × 1.90 allocation
- $40,700
HVACdefault
$21,400 new × 100% good × 1.90 allocation
- $11,600
Hardwood & tile floorsdefault
$6,100 new × 100% good × 1.90 allocation
- $10,000
Fireplaces (2)listing
$5,300 new × 100% good × 1.90 allocation
- $22,800
Septic systemlisting
$12,000 new × 100% good × 1.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $113,100 | $78,000 | $600 | $191,700 |
| 2 | $0 | $0 | $14,300 | $14,300 |
| 3 | $0 | $0 | $14,300 | $14,300 |
| 4 | $0 | $0 | $14,300 | $14,300 |
| 5 | $0 | $0 | $14,300 | $14,300 |
| 6+ | $0 | $0 | $500,600 | $500,600 |
| Total | $113,100 | $78,000 | $558,500 | $749,700 |
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.