251 Big Vly
Morganton, GA 30560
$800,000
4 bd · 2.5 ba · 3,360 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
3,360
Lot sqft
45,302
HOA / mo
None
Furnished
Yes
List date
2026-10-19T15:45:08.000000Z
Revenue
Annual revenue
$57,387
ADR
$311
Occupancy
51%
Cleaning fees (12 mo)
$7,195
Confidence
Med (59.4), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $59,644
Lake Front Cabin for the PERFECT Holiday Getaway ! Pet Friendly!
House · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $46,504ADR $250Occ ≈ 51%5★ (50)
Blissful Haven-Private dock & Movie theatre!
House · 4 bd · 3.5 ba · sleeps 14 · 0.7 mi
Revenue $16,025ADR $525Occ ≈ 8%—
Blissful Log Haven-Private dock on Lake Nottely-Movie Theatre & Game Rooms!
Cabin · 3 bd · 3.5 ba · sleeps 14 · 0.7 mi
Revenue $35,680ADR $1,526Occ ≈ 6%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
J&J's Bearadise Lodge (UCSTR License #020096) Cabin | 3 bd · 2 ba · sleeps 8 | $58,637 | $211 | 76% | 5★ (24) | 0.3 mi | AirbnbVrboBooking |
Lake Nottely Cabin - Waterfront Yr-round Cabin | 3 bd · 2 ba · sleeps 10 | $77,669 | $435 | 49% | 5★ (116) | 0.5 mi | AirbnbVrbo |
Beautiful 5/3 - Deep water. Pontoon Boat available Vacation home | 3 bd · 3 ba · sleeps 10 | $70,074 | $494 | 39% | 4.9★ (47) | 0.6 mi | AirbnbVrbo |
Lake Front Cabin for the PERFECT Holiday Getaway ! Pet Friendly! House | 3 bd · 3 ba · sleeps 8 | $46,504 | $250 | 51% | 5★ (50) | 0.7 mi | Vrbo |
6 BR Luxury Lake Nottely Mountain Retreat House | 3 bd · 3.5 ba · sleeps 8 | $60,651 | $464 | 36% | 4.9★ (96) | 0.7 mi | AirbnbVrbo |
Blissful Haven-Private dock & Movie theatre! House | 4 bd · 3.5 ba · sleeps 14 | $16,025 | $525 | 8% | — | 0.7 mi | Airbnb |
Blissful Log Haven-Private dock on Lake Nottely-Movie Theatre & Game Rooms! Cabin | 3 bd · 3.5 ba · sleeps 14 | $35,680 | $1,526 | 6% | — | 0.7 mi | Vrbo |
Lake Cottage Kayak/Firepit/Dock/Pool Table/hot tub Cottage | 3 bd · 3 ba · sleeps 8 | $85,402 | $359 | 65% | 5★ (186) | 0.7 mi | AirbnbVrboBooking |
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 15) + 0.75% investor premium
Est. revenue
$57,387
NOI
$22,519
Cash flow /mo
-$2,589
Cash needed
$232,000
Cash-on-cash
-13.4%
ROE (yr 1)
-0.9%
Cap rate
2.8%
DSCR
0.42
Year-1 write-off
$141,407
Year-1 tax shield @ 32%
$45,250
Year-1 return on equity
- Cash flow (annual)-$31,067
- Principal paydown$4,865
- Appreciation at%$24,000
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)$11,477
- Platform fees (3% of revenue)$1,722
- Maintenance / capex (5% of revenue)$2,869
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,080
- Insurance (STR-rated)$8,520
Cash needed to close
- Down payment (25%)$200,000
- Closing costs (4.0%)$32,000
- Furnishing (conveyed with the sale)$0
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,250
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
$681,000
Short-life (5/15-yr)
$141,000 · 21%
Year-1 deduction
$141,000
Year-1 tax shield @ 32%
$45,000
Land 15% (market default, no usable tax-record split) · building $541,000 over 39 years
Based on: 3,360 sq ft, built 2023, 4 bd / 2.5 ba, furnished, listing features (hot tub, deck, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $74,000 in year 1 (11% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,000
Kitchen cabinetsdefault
$13,200 new × 88% good × 1.12 allocation
- $10,600
Kitchen countertopsdefault
$10,800 new × 88% good × 1.12 allocation
- $5,800
Decorative trimdefault
$5,900 new × 88% good × 1.12 allocation
- $300
Mirrorsdefault
$300 new × 75% good × 1.12 allocation
- $1,500
Shelvingdefault
$1,500 new × 88% good × 1.12 allocation
- $6,700
Window coverings (34)default
$8,500 new × 70% good × 1.12 allocation
- $10,800
Kitchen & laundry equipment plumbingdefault
$10,200 new × 94% good × 1.12 allocation
- $6,500
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 94% good × 1.12 allocation
- $6,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 75% good × 1.12 allocation
- $7,100
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.12 allocation
- $9,200
Furniture conveyed with the sale (used)listing
$23,000 new × 40% good · out of the price
- $11,900
Paving: driveway & walks (paved)default
$12,000 new × 88% good × 1.12 allocation
- $11,400
Landscaping (typical)default
$11,600 new × 88% good × 1.12 allocation
- $3,300
Patiosdefault
$3,300 new × 88% good × 1.12 allocation
- $36,000
Decks & porches (attached)listing
$37,800 new × 85% good × 1.12 allocation
- $389,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$365,300 new × 95% good × 1.12 allocation
- $40,000
Building plumbing & fixturesdefault
$37,900 new × 94% good × 1.12 allocation
- $42,000
Building electrical & lightingdefault
$39,900 new × 94% good × 1.12 allocation
- $36,100
HVACdefault
$37,900 new × 85% good × 1.12 allocation
- $21,300
Hardwood & tile floorsdefault
$21,600 new × 88% good × 1.12 allocation
- $11,800
Septic systemlisting
$12,000 new × 88% good × 1.12 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,200 | $62,600 | $600 | $141,400 |
| 2 | $0 | $0 | $13,900 | $13,900 |
| 3 | $0 | $0 | $13,900 | $13,900 |
| 4 | $0 | $0 | $13,900 | $13,900 |
| 5 | $0 | $0 | $13,900 | $13,900 |
| 6+ | $0 | $0 | $484,500 | $484,500 |
| Total | $78,200 | $62,600 | $540,600 | $681,400 |
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.