2379 Headrick Lead
Sevierville, TN 37862
$729,000
4 bd · 3 ba · 2,246 sqft · Listed 5d ago
View on Realtor.com →Year built
1971
Sqft
2,246
Lot sqft
13,504
HOA / mo
$54
Furnished
No
List date
2026-11-07T00:19:06.000000Z
Revenue
Annual revenue
$63,153
ADR
$338
Occupancy
51%
Cleaning fees (12 mo)
$10,127
Confidence
Low (39.89), 37 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $73,584
Beautiful Escape by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.2 mi
Revenue $73,584ADR $327Occ ≈ 62%—
XMAS | Swim Spa, Views & Pet Friendly
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $119,518ADR $392Occ ≈ 84%4.4★ (15)
Private! Amazing Views - 3000 sq ft - Big Deck!
Cabin · 4 bd · 3 ba · sleeps 12 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $46,278ADR $370Occ ≈ 34%5★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Cabin w/Hot tub,Views, Arcade,Air Hockey,WIFI Cabin
| 4 bd · 3 ba · sleeps 10 | $59,908 | $436 | 38% | 4.9★ (165) | 0.1 mi | AirbnbVrbo |
4 BR w/ Hot Tub, Pool Table, Pool Access + WiFi Cabin
| 4 bd · 3 ba · sleeps 12 | $100,994 | $367 | 75% | 4.5★ (108) | 0.1 mi | AirbnbVrboBooking |
Beautiful Escape by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 10 | $73,584 | $327 | 62% | — | 0.2 mi | Booking |
Luxe Smoky Mtn Retreat: Swim Spa & Arcade Cabin
| 4 bd · 3.5 ba · sleeps 12 | $127,702 | $406 | 86% | 4.3★ (100) | 0.3 mi | AirbnbVrboBooking |
XMAS | Swim Spa, Views & Pet Friendly Cabin
| 4 bd · 3.5 ba · sleeps 12 | $119,518 | $392 | 84% | 4.4★ (15) | 0.3 mi | Airbnb |
Private! Amazing Views - 3000 sq ft - Big Deck! Cabin
| 4 bd · 3 ba · sleeps 12 | $46,278 | $370 | 34% | 5★ (15) | 0.4 mi | Airbnb |
Lunar Lodge #317 Vacation home | 4 bd · 3 ba · sleeps 10 | $8,252 | $0 | — | — | 0.4 mi | Booking |
Luxury 4 BR w/ Hot Tub, Mtn Views, Hot Tub + WiFi Cabin
| 4 bd · 3.5 ba · sleeps 11 | $111,123 | $464 | 66% | 4.8★ (60) | 0.5 mi | AirbnbVrboBooking |
Epic Views, King Beds, Hottub, Gameroom - Sleep 12 House
| 4 bd · 3.5 ba · sleeps 12 | $7,938 | $553 | 4% | 5★ (5) | 0.5 mi | AirbnbVrboBooking |
Fun and Serene Family Cabin & Huge Deck Cabin
| 4 bd · 4 ba · sleeps 13 | $74,657 | $339 | 60% | 4.8★ (199) | 0.5 mi | AirbnbVrbo |
Show 17 more
See the Smokies in Full Fall Color
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $32,044ADR $257Occ ≈ 34%4.7★ (11)
Wooden Beauty By Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $66,520ADR $230Occ ≈ 79%—
Sunset Station By Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $21,411ADR $153Occ ≈ 38%—
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI, Fireplace on deck, arcade Game
Chalet · 4 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $97,343ADR $350Occ ≈ 76%—
Top of Mtn View/Hot Tub/Game Room/Spacious/Family
Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $21,406ADR $570Occ ≈ 10%5★ (59)
Beneath The Stars by American Patriot Getaways
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $74,961ADR $276Occ ≈ 74%5★ (1)
Modern Mountain Retreat | Views, Vibes & Serenity
Cabin · 4 bd · 4 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $7,125ADR $491Occ ≈ 4%5★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A Stoney Mountain View Cabin
| 4 bd · 4 ba · sleeps 13 | $137,160 | $598 | 63% | 4.9★ (75) | 0.5 mi | AirbnbVrbo |
JERNE To The Top Cabin | 4 bd · 3.5 ba · sleeps 12 | $95,838 | $422 | 62% | 4.5★ (20) | 0.5 mi | AirbnbBooking |
See the Smokies in Full Fall Color Cabin | 4 bd · 3.5 ba · sleeps 12 | $32,044 | $257 | 34% | 4.7★ (11) | 0.6 mi | Airbnb |
Wooden Beauty By Avada Properties Vacation home | 4 bd · 3 ba · sleeps 10 | $66,520 | $230 | 79% | — | 0.6 mi | Booking |
Mountain Spirit - Hot Tub, Game Room, WIFI Cabin
| 4 bd · 3.5 ba · sleeps 12 | $65,931 | $390 | 46% | 4.5★ (4) | 0.6 mi | AirbnbVrbo |
Smoky Mtn Luxury: Views, Theater, Outdoor Kitchen Cabin
| 4 bd · 4 ba · sleeps 12 | $157,547 | $598 | 72% | 4.9★ (89) | 0.6 mi | AirbnbVrbo |
Sunset Station By Avada Properties Vacation home | 4 bd · 3 ba · sleeps 10 | $21,411 | $153 | 38% | — | 0.6 mi | Booking |
FreeDollywoodTix•Sauna•Hot Tub•Modern•Dogs OK Cabin
| 4 bd · 3 ba · sleeps 10 | $79,311 | $340 | 64% | 4.7★ (35) | 0.6 mi | AirbnbVrbo |
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI, Fireplace on deck, arcade Game Chalet | 4 bd · 3 ba · sleeps 12 | $97,343 | $350 | 76% | — | 0.6 mi | Booking |
Top of Mtn View/Hot Tub/Game Room/Spacious/Family Cabin | 4 bd · 3.5 ba · sleeps 12 | $21,406 | $570 | 10% | 5★ (59) | 0.6 mi | Airbnb |
Ritzy Bear Lodge, Game Room, Mountain Views, WIFI Chalet
| 4 bd · 3.5 ba · sleeps 12 | $112,541 | $427 | 72% | 4.7★ (3) | 0.6 mi | AirbnbVrbo |
Mountain Log Cabin, Games, HotTub, Outdoor Firepit Cabin
| 4 bd · 3 ba · sleeps 10 | $49,584 | $274 | 50% | 4.5★ (39) | 0.7 mi | AirbnbVrboBooking |
4BR w/Hot Tub, WiFi, Pool Table, Arcade, Free Tix Cabin
| 4 bd · 4 ba · sleeps 12 | $73,611 | $399 | 51% | 4.8★ (134) | 0.7 mi | AirbnbVrboBooking |
Beneath The Stars by American Patriot Getaways Vacation home | 4 bd · 3 ba · sleeps 10 | $74,961 | $276 | 74% | 5★ (1) | 0.7 mi | Booking |
Private, easy access, theater room, yard, pets Cabin
| 4 bd · 3.5 ba · sleeps 10 | $69,855 | $474 | 40% | 4.8★ (234) | 0.7 mi | AirbnbVrbo |
Chalet W Arcade Games, Sleeps 12・Large Yard・Resort Cabin
| 4 bd · 3 ba · sleeps 12 | $28,746 | $256 | 31% | 3.5★ (10) | 0.7 mi | AirbnbVrboBooking |
Modern Mountain Retreat | Views, Vibes & Serenity Cabin
| 4 bd · 4 ba · sleeps 10 | $7,125 | $491 | 4% | 5★ (4) | 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$63,153
NOI
$34,661
Cash flow /mo
-$1,097
Cash needed
$234,410
Cash-on-cash
-5.6%
ROE (yr 1)
5.7%
Cap rate
4.8%
DSCR
0.72
Year-1 write-off
$200,031
Year-1 tax shield @ 32%
$64,010
Year-1 return on equity
- Cash flow (annual)-$13,161
- Principal paydown$4,631
- Appreciation at%$21,870
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)$12,631
- Platform fees (3% of revenue)$1,895
- Maintenance / capex (5% of revenue)$3,158
- Utilities & supplies$4,200
- HOA$648
- Property tax$1,587
- Insurance (STR-rated)$4,374
Cash needed to close
- Down payment (25%)$182,250
- Closing costs (4.0%)$29,160
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$64,010
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
$695,000
Short-life (5/15-yr)
$176,000 · 25%
Year-1 deduction
$200,000
Year-1 tax shield @ 32%
$64,000
Land 5% (county tax record, market value split) · building $519,000 over 39 years · new furniture $23,000
Based on: 2,246 sq ft, built 1971, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $116,000 in year 1 (13% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,800
Kitchen cabinetsdefault
$10,700 new × 40% good × 3.68 allocation
- $12,900
Kitchen countertopsdefault
$8,800 new × 40% good × 3.68 allocation
- $5,800
Decorative trimdefault
$3,900 new × 40% good × 3.68 allocation
- $700
Mirrorsdefault
$500 new × 40% good × 3.68 allocation
- $2,200
Shelvingdefault
$1,500 new × 40% good × 3.68 allocation
- $8,100
Window coverings (22)default
$5,500 new × 40% good × 3.68 allocation
- $12,300
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 3.68 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 3.68 allocation
- $11,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.68 allocation
- $13,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.68 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $18,100
Paving: driveway & walks (paved)default
$9,800 new × 50% good × 3.68 allocation
- $8,700
Landscaping (minimal)listing
$4,700 new × 50% good × 3.68 allocation
- $4,100
Patiosdefault
$2,200 new × 50% good × 3.68 allocation
- $46,500
Decks & porches (attached)listing
$25,300 new × 50% good × 3.68 allocation
- $9,200
Gazebo / pergolalisting
$5,000 new × 50% good × 3.68 allocation
- $358,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$243,500 new × 40% good × 3.68 allocation
- $37,300
Building plumbing & fixturesdefault
$25,300 new × 40% good × 3.68 allocation
- $37,900
Building electrical & lightingdefault
$25,700 new × 40% good × 3.68 allocation
- $37,300
HVACdefault
$25,300 new × 40% good × 3.68 allocation
- $21,300
Hardwood & tile floorsdefault
$14,500 new × 40% good × 3.68 allocation
- $3,900
Fireplacelisting
$2,600 new × 40% good × 3.68 allocation
- $22,100
Septic systemlisting
$12,000 new × 50% good × 3.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $112,800 | $86,600 | $600 | $200,000 |
| 2 | $0 | $0 | $13,300 | $13,300 |
| 3 | $0 | $0 | $13,300 | $13,300 |
| 4 | $0 | $0 | $13,300 | $13,300 |
| 5 | $0 | $0 | $13,300 | $13,300 |
| 6+ | $0 | $0 | $464,800 | $464,800 |
| Total | $112,800 | $86,600 | $518,500 | $718,000 |
The building's share of the price ($695,000) is 3.7x our depreciated replacement cost of the home ($189,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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
STR allowed in most of Sevier County; inside Gatlinburg city limits only in overnight-rental zones.