375 Ridge Brook Dr
Morganton, GA 30560
$923,500
3 bd · 3.5 ba · 3,085 sqft · Listed 24d ago
View on Realtor.com →Year built
2026
Sqft
3,085
Lot sqft
71,351
HOA / mo
None
Furnished
No
List date
2026-09-03T13:54:16.000000Z
Revenue
Annual revenue
$38,941
ADR
$239
Occupancy
45%
Cleaning fees (12 mo)
$7,295
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
Private cabin with mountain view
Cabin · 4 bd · 3 ba · sleeps 8 · 0.4 mi
Revenue $39,658ADR $251Occ ≈ 43%5★ (45)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mountain View Retreat: Arcade, Pool Table, Hot Tub Cabin | 3 bd · 3 ba · sleeps 10 | $39,661 | $247 | 44% | 5★ (138) | 0.3 mi | AirbnbVrbo |
Private cabin with mountain view Cabin | 4 bd · 3 ba · sleeps 8 | $39,658 | $251 | 43% | 5★ (45) | 0.4 mi | Airbnb |
Cozy Comfort & Luxury Amenities Cabin | 3 bd · 3 ba · sleeps 8 | $37,238 | $219 | 47% | 5★ (77) | 0.4 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,941
NOI
$13,953
Cash flow /mo
-$3,814
Cash needed
$287,315
Cash-on-cash
-15.9%
ROE (yr 1)
-4.2%
Cap rate
1.5%
DSCR
0.23
Year-1 write-off
$186,184
Year-1 tax shield @ 32%
$59,579
Year-1 return on equity
- Cash flow (annual)-$45,764
- Principal paydown$6,043
- Appreciation at%$27,705
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,788
- Platform fees (3% of revenue)$1,168
- Maintenance / capex (5% of revenue)$1,947
- Utilities & supplies$4,200
- HOA$0
- Property tax$49
- Insurance (STR-rated)$9,835
Cash needed to close
- Down payment (25%)$230,875
- Closing costs (4.0%)$36,940
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$59,579
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
$785,000
Short-life (5/15-yr)
$165,000 · 21%
Year-1 deduction
$186,000
Year-1 tax shield @ 32%
$60,000
Land 15% (market default, no usable tax-record split) · building $620,000 over 39 years · new furniture $20,000
Based on: 3,085 sq ft, built 2026, 3 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $102,000 in year 1 (10% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,400
Kitchen cabinetsdefault
$12,600 new × 100% good × 1.31 allocation
- $13,400
Kitchen countertopsdefault
$10,300 new × 100% good × 1.31 allocation
- $7,100
Decorative trimdefault
$5,400 new × 100% good × 1.31 allocation
- $600
Mirrorsdefault
$500 new × 100% good × 1.31 allocation
- $1,600
Shelvingdefault
$1,200 new × 100% good × 1.31 allocation
- $10,100
Window coverings (31)default
$7,800 new × 100% good × 1.31 allocation
- $8,700
Carpet, vinyl & laminate (33% of floors)listing
$6,600 new × 100% good × 1.31 allocation
- $12,800
Kitchen & laundry equipment plumbingdefault
$9,800 new × 100% good × 1.31 allocation
- $7,700
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 100% good × 1.31 allocation
- $7,500
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 1.31 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $15,100
Paving: driveway & walks (paved)default
$11,500 new × 100% good × 1.31 allocation
- $14,500
Landscaping (typical)default
$11,100 new × 100% good × 1.31 allocation
- $4,000
Patiosdefault
$3,000 new × 100% good × 1.31 allocation
- $45,400
Decks & porches (attached)listing
$34,700 new × 100% good × 1.31 allocation
- $438,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$335,400 new × 100% good × 1.31 allocation
- $45,500
Building plumbing & fixturesdefault
$34,800 new × 100% good × 1.31 allocation
- $47,600
Building electrical & lightingdefault
$36,400 new × 100% good × 1.31 allocation
- $45,400
HVACdefault
$34,800 new × 100% good × 1.31 allocation
- $17,300
Hardwood & tile floorsdefault
$13,200 new × 100% good × 1.31 allocation
- $10,300
Fireplaces (3)listing
$7,900 new × 100% good × 1.31 allocation
- $15,700
Septic systemlisting
$12,000 new × 100% good × 1.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $105,300 | $78,900 | $2,000 | $186,200 |
| 2 | $0 | $0 | $15,900 | $15,900 |
| 3 | $0 | $0 | $15,900 | $15,900 |
| 4 | $0 | $0 | $15,900 | $15,900 |
| 5 | $0 | $0 | $15,900 | $15,900 |
| 6+ | $0 | $0 | $554,700 | $554,700 |
| Total | $105,300 | $78,900 | $620,300 | $804,500 |
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.