31 Daybreak Ln
Morganton, GA 30560
$550,000
3 bd · 2 ba · 1,255 sqft · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
1,255
Lot sqft
33,977
HOA / mo
$0
Furnished
No
List date
2026-10-01T14:21:30.000000Z
Revenue
Annual revenue
$20,287
ADR
$258
Occupancy
22%
Cleaning fees (12 mo)
$3,063
Confidence
Low (21.99), 5 comps
Comp revenue range (p25 / median / p75)
Relax & Renew Private House with Hot Tub
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $969ADR $323Occ ≈ 1%—
Morganton Cabin Hideaway | Peace & Nature
Cabin · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $4,901ADR $218Occ ≈ 6%—
Blue Ridge, Blairsville Mtn Experience, Near Lake
Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $31,584ADR $318Occ ≈ 27%5★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relax and Renew Cabin | 3 bd · 2 ba · sleeps 6 | $24,361 | $343 | 19% | 5★ (12) | 210 ft | AirbnbVrbo |
Cabin Near Blue Ridge | Hot Tub + Pet Friendly Cabin | 3 bd · 2 ba · sleeps 6 | $24,868 | $281 | 24% | 4.9★ (16) | 236 ft | AirbnbVrboBooking |
Relax & Renew Private House with Hot Tub House | 3 bd · 2 ba · sleeps 6 | $969 | $323 | 1% | — | 0.3 mi | Vrbo |
Morganton Cabin Hideaway | Peace & Nature Cabin | 3 bd · 2 ba · sleeps 6 | $4,901 | $218 | 6% | — | 0.4 mi | Airbnb |
Blue Ridge, Blairsville Mtn Experience, Near Lake Cabin | 3 bd · 2 ba · sleeps 8 | $31,584 | $318 | 27% | 5★ (12) | 0.7 mi | Airbnb |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$20,287
NOI
$479
Cash flow /mo
-$2,995
Cash needed
$179,000
Cash-on-cash
-20.1%
ROE (yr 1)
-8.9%
Cap rate
0.1%
DSCR
0.01
Year-1 write-off
$141,332
Year-1 tax shield @ 32%
$45,226
Year-1 return on equity
- Cash flow (annual)-$35,946
- Principal paydown$3,425
- Appreciation at%$16,500
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)$4,057
- Platform fees (3% of revenue)$609
- Maintenance / capex (5% of revenue)$1,014
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,070
- Insurance (STR-rated)$5,858
Cash needed to close
- Down payment (25%)$137,500
- Closing costs (4.0%)$22,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,226
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
$468,000
Short-life (5/15-yr)
$121,000 · 26%
Year-1 deduction
$141,000
Year-1 tax shield @ 32%
$45,000
Land 15% (market default, no usable tax-record split) · building $346,000 over 39 years · new furniture $20,000
Based on: 1,255 sq ft, built 2021, 3 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (14% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,800
Kitchen cabinetsdefault
$8,600 new × 80% good × 2.02 allocation
- $14,100
Kitchen countertops (stone)listing
$8,700 new × 80% good × 2.02 allocation
- $3,600
Decorative trimdefault
$2,200 new × 80% good × 2.02 allocation
- $400
Mirrorsdefault
$300 new × 58% good × 2.02 allocation
- $1,900
Shelvingdefault
$1,200 new × 80% good × 2.02 allocation
- $3,300
Window coverings (13)default
$3,300 new × 50% good × 2.02 allocation
- $9,500
Carpet, vinyl & laminate (100% of floors)listing
$8,100 new × 58% good × 2.02 allocation
- $12,100
Kitchen & laundry equipment plumbingdefault
$6,700 new × 90% good × 2.02 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 90% good × 2.02 allocation
- $5,300
Appliances (range, microwave, dishwasher, dryer)listing
$4,500 new × 58% good × 2.02 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,900
Paving: driveway & walks (paved)default
$7,300 new × 80% good × 2.02 allocation
- $5,700
Landscaping (minimal)listing
$3,500 new × 80% good × 2.02 allocation
- $2,000
Patiosdefault
$1,200 new × 80% good × 2.02 allocation
- $21,400
Decks & porches (attached)listing
$14,100 new × 75% good × 2.02 allocation
- $9,100
Fencinglisting
$6,000 new × 75% good × 2.02 allocation
- $251,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$135,600 new × 92% good × 2.02 allocation
- $25,600
Building plumbing & fixturesdefault
$14,100 new × 90% good × 2.02 allocation
- $24,000
Building electrical & lightingdefault
$13,200 new × 90% good × 2.02 allocation
- $21,400
HVACdefault
$14,100 new × 75% good × 2.02 allocation
- $4,300
Fireplacelisting
$2,600 new × 80% good × 2.02 allocation
- $19,400
Septic systemlisting
$12,000 new × 80% good × 2.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,900 | $50,100 | $400 | $141,300 |
| 2 | $0 | $0 | $8,900 | $8,900 |
| 3 | $0 | $0 | $8,900 | $8,900 |
| 4 | $0 | $0 | $8,900 | $8,900 |
| 5 | $0 | $0 | $8,900 | $8,900 |
| 6+ | $0 | $0 | $310,200 | $310,200 |
| Total | $90,900 | $50,100 | $346,000 | $487,000 |
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.