416 Autumn Hills Dr

Morganton, GA 30560

$850,000

3 bd · 2 ba · 2,108 sqft · Listed 19d ago

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Low confidence

Year built

1981

Sqft

2,108

Lot sqft

748,796

HOA / mo

None

Furnished

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)

$18,504$22,691$29,539

Mountain Views + Private Suite | Blue Ridge
Cabin · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $16,557ADR $226Occ ≈ 20%5★ (12)
Airbnb
Hawk's View-a piece of Southern Comfort
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $20,451ADR $132Occ ≈ 42%5★ (26)
Airbnb Vrbo
Two Cedars House
Cabin · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $35,547ADR $147Occ ≈ 66%5★ (106)
Airbnb Vrbo Booking
15% Off Summer Sale—Discount Already Applied!
Cabin · 2 bd · 3 ba · sleeps 4 · 0.6 mi
Revenue $14,970ADR $151Occ ≈ 27%5★ (15)
Airbnb Vrbo Booking
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)
Vrbo
Firepit- 2 Fireplaces-Jetted Tub-Free Activities
Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $22,691ADR $179Occ ≈ 35%5★ (11)
Airbnb Vrbo
Cabin in Blue Ridge Mountains
Cabin · 2 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $32,033ADR $156Occ ≈ 56%5★ (1)
Airbnb

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	Airbnb Vrbo
Two Cedars House Cabin	2 bd · 1 ba · sleeps 4	$35,547	$147	66%	5★ (106)	0.6 mi	Airbnb Vrbo Booking
15% Off Summer Sale—Discount Already Applied! Cabin	2 bd · 3 ba · sleeps 4	$14,970	$151	27%	5★ (15)	0.6 mi	Airbnb Vrbo Booking
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	Airbnb Vrbo
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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$25,680

NOI

$2,574

Cash flow /mo

$215

Cash needed

$903,500

Cash-on-cash (all cash)

0.3%

ROE (yr 1)

3.1%

Cap rate

0.3%

DSCR

—

Year-1 write-off

$156,092

Year-1 tax shield @ 32%

$49,950

Year-1 return on equity

Cash flow (annual)$2,574
Principal paydown (n/a, cash)$0
Appreciation at%$25,500

ROE3.1%

ROE incl. year-1 tax savings (32% bracket, STR loophole)8.6%

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

Purchase price (all cash)$850,000
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.

5-year property$82,200

Kitchen cabinetsdefault
$10,400 new × 40% good × 2.88 allocation
$12,000
Kitchen countertopsdefault
$8,500 new × 40% good × 2.88 allocation
$9,800
Decorative trimdefault
$3,700 new × 40% good × 2.88 allocation
$4,300
Mirrorsdefault
$300 new × 40% good × 2.88 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.88 allocation
$1,400
Window coverings (21)default
$5,300 new × 40% good × 2.88 allocation
$6,100
Carpet, vinyl & laminate (50% of floors)listing
$6,800 new × 40% good × 2.88 allocation
$7,800
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 2.88 allocation
$9,300
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 2.88 allocation
$5,600
Appliances (dishwasher, refrigerator, washer, dryer)listing
$5,200 new × 40% good × 2.88 allocation
$6,000
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$72,700

Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.88 allocation
$13,700
Landscaping (typical)default
$9,200 new × 50% good × 2.88 allocation
$13,200
Patiosdefault
$2,100 new × 50% good × 2.88 allocation
$3,000
Decks & porches (attached)listing
$23,700 new × 50% good × 2.88 allocation
$34,200
Fencinglisting
$6,000 new × 50% good × 2.88 allocation
$8,600

Building, 39-year$374,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,800 new × 40% good × 2.88 allocation
$263,700
Building plumbing & fixturesdefault
$23,700 new × 40% good × 2.88 allocation
$27,400
Building electrical & lightingdefault
$24,000 new × 40% good × 2.88 allocation
$27,700
HVACdefault
$23,700 new × 40% good × 2.88 allocation
$27,400
Hardwood & tile floorsdefault
$6,800 new × 40% good × 2.88 allocation
$7,800
Fireplacelisting
$2,600 new × 40% good × 2.88 allocation
$3,000
Septic systemlisting
$12,000 new × 50% good × 2.88 allocation
$17,300

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	$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.