416 Autumn Hills Dr
Morganton, GA 30560
$850,000
3 bd · 2 ba · 2,108 sqft · Listed 19d ago
View on Realtor.com →Year built
1981
Sqft
2,108
Lot sqft
748,796
HOA / mo
None
Furnished
No
List date
2026-09-08T19:46:31.000000Z
Revenue
Annual revenue
$25,680
ADR
$150
Occupancy
47%
Cleaning fees (12 mo)
$4,675
Confidence
Med (68.05), 7 comps
Comp revenue range (p25 / median / p75)
Mountain Views + Private Suite | Blue Ridge
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $16,557ADR $226Occ ≈ 20%5★ (12)
Above the Clouds Luxury Retreat with Hot Tub and Epic Views
Chalet · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $27,045ADR $315Occ ≈ 24%5★ (1)
Cabin in Blue Ridge Mountains
Cabin · 2 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $32,033ADR $156Occ ≈ 56%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain Views + Private Suite | Blue Ridge Cabin | 3 bd · 2 ba · sleeps 6 | $16,557 | $226 | 20% | 5★ (12) | 0.2 mi | Airbnb |
Hawk's View-a piece of Southern Comfort Cabin | 2 bd · 2 ba · sleeps 6 | $20,451 | $132 | 42% | 5★ (26) | 0.5 mi | AirbnbVrbo |
Two Cedars House Cabin | 2 bd · 1 ba · sleeps 4 | $35,547 | $147 | 66% | 5★ (106) | 0.6 mi | AirbnbVrboBooking |
15% Off Summer Sale—Discount Already Applied! Cabin | 2 bd · 3 ba · sleeps 4 | $14,970 | $151 | 27% | 5★ (15) | 0.6 mi | AirbnbVrboBooking |
Above the Clouds Luxury Retreat with Hot Tub and Epic Views Chalet | 3 bd · 3 ba · sleeps 8 | $27,045 | $315 | 24% | 5★ (1) | 0.6 mi | Vrbo |
Firepit- 2 Fireplaces-Jetted Tub-Free Activities Cabin | 2 bd · 2 ba · sleeps 6 | $22,691 | $179 | 35% | 5★ (11) | 0.7 mi | AirbnbVrbo |
Cabin in Blue Ridge Mountains Cabin | 2 bd · 2 ba · sleeps 6 | $32,033 | $156 | 56% | 5★ (1) | 0.8 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$25,680
NOI
$2,574
Cash flow /mo
-$4,366
Cash needed
$266,000
Cash-on-cash
-19.7%
ROE (yr 1)
-8.0%
Cap rate
0.3%
DSCR
0.05
Year-1 write-off
$156,092
Year-1 tax shield @ 32%
$49,950
Year-1 return on equity
- Cash flow (annual)-$52,390
- Principal paydown$5,562
- Appreciation at%$25,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,136
- Platform fees (3% of revenue)$770
- Maintenance / capex (5% of revenue)$1,284
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,663
- Insurance (STR-rated)$9,053
Cash needed to close
- Down payment (25%)$212,500
- Closing costs (4.0%)$34,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$49,950
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$510,000
Short-life (5/15-yr)
$135,000 · 27%
Year-1 deduction
$156,000
Year-1 tax shield @ 32%
$50,000
Land 40% (county tax record, market value split) · building $374,000 over 39 years · new furniture $20,000
Based on: 2,108 sq ft, built 1981, 3 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $94,000 in year 1 (14% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,000
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.88 allocation
- $9,800
Kitchen countertopsdefault
$8,500 new × 40% good × 2.88 allocation
- $4,300
Decorative trimdefault
$3,700 new × 40% good × 2.88 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.88 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.88 allocation
- $6,100
Window coverings (21)default
$5,300 new × 40% good × 2.88 allocation
- $7,800
Carpet, vinyl & laminate (50% of floors)listing
$6,800 new × 40% good × 2.88 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 2.88 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 2.88 allocation
- $6,000
Appliances (dishwasher, refrigerator, washer, dryer)listing
$5,200 new × 40% good × 2.88 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,700
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.88 allocation
- $13,200
Landscaping (typical)default
$9,200 new × 50% good × 2.88 allocation
- $3,000
Patiosdefault
$2,100 new × 50% good × 2.88 allocation
- $34,200
Decks & porches (attached)listing
$23,700 new × 50% good × 2.88 allocation
- $8,600
Fencinglisting
$6,000 new × 50% good × 2.88 allocation
- $263,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,800 new × 40% good × 2.88 allocation
- $27,400
Building plumbing & fixturesdefault
$23,700 new × 40% good × 2.88 allocation
- $27,700
Building electrical & lightingdefault
$24,000 new × 40% good × 2.88 allocation
- $27,400
HVACdefault
$23,700 new × 40% good × 2.88 allocation
- $7,800
Hardwood & tile floorsdefault
$6,800 new × 40% good × 2.88 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.88 allocation
- $17,300
Septic systemlisting
$12,000 new × 50% good × 2.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,200 | $72,700 | $1,200 | $156,100 |
| 2 | $0 | $0 | $9,600 | $9,600 |
| 3 | $0 | $0 | $9,600 | $9,600 |
| 4 | $0 | $0 | $9,600 | $9,600 |
| 5 | $0 | $0 | $9,600 | $9,600 |
| 6+ | $0 | $0 | $334,700 | $334,700 |
| Total | $82,200 | $72,700 | $374,300 | $529,200 |
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: Georgia disallows 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.