160 Big Valley Dr
Morganton, GA 30560
$1,190,000
4 bd · 4 ba · 3,276 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
3,276
Lot sqft
39,640
HOA / mo
$54
Furnished
No
List date
2026-10-13T16:50:46.000000Z
Revenue
Annual revenue
$41,901
ADR
$320
Occupancy
36%
Cleaning fees (12 mo)
$8,564
Confidence
Low (50.1), 13 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,123
Cozy Bear Cabin 167–Scenic Views–Sleeps 10
House · 4 bd · 3.5 ba · sleeps 12 · 0.2 mi
Revenue $55,842ADR $368Occ ≈ 42%4.9★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Blue Ridge Cabin: Game Room & Mountain Views Cabin
| 4 bd · 3 ba · sleeps 12 | $47,847 | $379 | 35% | 4.9★ (12) | 0.1 mi | AirbnbVrboBooking |
Views | Hot Tub | Game Room | 15 Min to BR Cabin
| 4 bd · 3 ba · sleeps 12 | $24,327 | $354 | 19% | 5★ (10) | 0.1 mi | AirbnbVrboBooking |
Cozy Bear Cabin 167–Scenic Views–Sleeps 10 House | 4 bd · 3.5 ba · sleeps 12 | $55,842 | $368 | 42% | 4.9★ (25) | 0.2 mi | Airbnb |
Game Room Getaway! 4BR Cabin w/Hot Tub, Pool Table Cabin
| 4 bd · 3.5 ba · sleeps 12 | $45,589 | $278 | 45% | 4.8★ (35) | 0.4 mi | AirbnbVrbo |
Upscale Morganton Cabin w/ Hot Tub & Arcade Cabin | 4 bd · 3 ba · sleeps 12 | $35,705 | $363 | 27% | 4.8★ (58) | 0.5 mi | AirbnbVrbo |
Gated Modern retreat | Sauna, Hot Tub, 2 Kitchens Cabin
| 4 bd · 3 ba · sleeps 10 | $36,541 | $322 | 31% | 4.9★ (69) | 0.6 mi | AirbnbVrboBooking |
4BR all-new with creek, decks, & firepit Cabin | 4 bd · 3.5 ba · sleeps 10 | $22,148 | $408 | 15% | 4.9★ (25) | 0.6 mi | AirbnbBooking |
5* Amazing View/Hot tub/ Pool Table/Arcades/Bar Cabin
| 4 bd · 3.5 ba · sleeps 10 | $82,314 | $359 | 63% | 5★ (154) | 0.7 mi | AirbnbVrbo |
Starry Meadow - Where Mountains Meet the Milky Way Cabin
| 4 bd · 3.5 ba · sleeps 10 | $9,584 | $350 | 8% | 5★ (13) | 0.7 mi | AirbnbVrboBooking |
Hillside Hideaway- Seasonal Views, HotTub, Firepit Cabin
| 4 bd · 3.5 ba · sleeps 10 | $24,911 | $548 | 12% | 5★ (1) | 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 8) + 0.75% investor premium
Est. revenue
$41,901
NOI
$9,875
Cash flow /mo
-$5,819
Cash needed
$374,100
Cash-on-cash
-18.7%
ROE (yr 1)
-7.2%
Cap rate
0.8%
DSCR
0.12
Year-1 write-off
$248,058
Year-1 tax shield @ 32%
$79,379
Year-1 return on equity
- Cash flow (annual)-$69,834
- Principal paydown$7,237
- Appreciation at%$35,700
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)$8,380
- Platform fees (3% of revenue)$1,257
- Maintenance / capex (5% of revenue)$2,095
- Utilities & supplies$4,200
- HOA$648
- Property tax$2,772
- Insurance (STR-rated)$12,674
Cash needed to close
- Down payment (25%)$297,500
- Closing costs (4.0%)$47,600
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$79,379
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
$1,027,000
Short-life (5/15-yr)
$218,000 · 21%
Year-1 deduction
$248,000
Year-1 tax shield @ 32%
$79,000
Land 14% (county tax record, market value split) · building $809,000 over 39 years · new furniture $29,000
Based on: 3,276 sq ft, built 2023, 4 bd / 4 ba, unfurnished, listing features (hot tub, deck, fence, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $146,000 in year 1 (11% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,800
Kitchen cabinetsdefault
$13,000 new × 88% good × 1.74 allocation
- $16,200
Kitchen countertopsdefault
$10,600 new × 88% good × 1.74 allocation
- $8,800
Decorative trimdefault
$5,700 new × 88% good × 1.74 allocation
- $800
Mirrorsdefault
$600 new × 75% good × 1.74 allocation
- $2,300
Shelvingdefault
$1,500 new × 88% good × 1.74 allocation
- $10,000
Window coverings (33)default
$8,300 new × 70% good × 1.74 allocation
- $9,100
Carpet, vinyl & laminate (33% of floors)listing
$7,000 new × 75% good × 1.74 allocation
- $16,500
Kitchen & laundry equipment plumbingdefault
$10,100 new × 94% good × 1.74 allocation
- $10,000
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 94% good × 1.74 allocation
- $10,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.74 allocation
- $10,900
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.74 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $18,100
Paving: driveway & walks (paved)default
$11,900 new × 88% good × 1.74 allocation
- $17,400
Landscaping (typical)default
$11,400 new × 88% good × 1.74 allocation
- $4,900
Patiosdefault
$3,200 new × 88% good × 1.74 allocation
- $54,400
Decks & porches (attached)listing
$36,900 new × 85% good × 1.74 allocation
- $8,900
Fencinglisting
$6,000 new × 85% good × 1.74 allocation
- $586,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$355,900 new × 95% good × 1.74 allocation
- $60,300
Building plumbing & fixturesdefault
$37,000 new × 94% good × 1.74 allocation
- $63,300
Building electrical & lightingdefault
$38,800 new × 94% good × 1.74 allocation
- $54,500
HVACdefault
$36,900 new × 85% good × 1.74 allocation
- $21,500
Hardwood & tile floorsdefault
$14,100 new × 88% good × 1.74 allocation
- $4,000
Fireplacelisting
$2,600 new × 88% good × 1.74 allocation
- $18,300
Septic systemlisting
$12,000 new × 88% good × 1.74 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $143,500 | $103,700 | $900 | $248,100 |
| 2 | $0 | $0 | $20,700 | $20,700 |
| 3 | $0 | $0 | $20,700 | $20,700 |
| 4 | $0 | $0 | $20,700 | $20,700 |
| 5 | $0 | $0 | $20,700 | $20,700 |
| 6+ | $0 | $0 | $724,900 | $724,900 |
| Total | $143,500 | $103,700 | $808,700 | $1,055,900 |
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.