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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

759 Ridgefield Dr

759 Ridgefield Dr

Sevierville, TN 37876

$369,000

3 bd · 2 ba · 1,716 sqft · Listed 4d ago

View on Realtor.com →

Year built

1986

Sqft

1,716

Lot sqft

11,761

HOA / mo

$29

Furnished

No

List date

2026-09-23T03:30:44Z

Revenue

Annual revenue

$53,613

ADR

$254

Occupancy

58%

Cleaning fees (12 mo)

$7,952

Confidence

Low (44.83), 49 comps

Comp revenue range (p25 / median / p75)

$32,151$48,306$71,940

  • Cozy 3-Bedroom Cabin with Mountain Charm

    3 bd · 2 ba · sleeps 8 · 85 ft

    Revenue —ADR $310Occ ≈ —5★ (1)

    AirbnbVrbo

  • Waterfall Cabin

    3 bd · 2 ba · sleeps 6 · 276 ft

    Revenue —ADR $345Occ ≈ ——

    —

  • Cozy 3-Bedroom Cabin with Mountain Charm

    3 bd · 2 ba · sleeps 8 · 400 ft

    Revenue —ADR $335Occ ≈ ——

    Vrbo

  • Bearfoot Lodge.

    3 bd · 2 ba · sleeps 8 · 400 ft

    Revenue —ADR $230Occ ≈ ——

    —

  • Panoramic Views| Hot Tub, Arcade, Game Table

    3 bd · 2 ba · sleeps 6 · 443 ft

    Revenue —ADR $363Occ ≈ —4.8★ (100)

    AirbnbVrbo

  • Royal Retreat

    3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $316Occ ≈ —2.8★ (2)

    —

  • 10% Off|#1 Kid’s Cabin| Pirate Ship|Creek|MiniGolf

    3 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue —ADR $357Occ ≈ —5★ (305)

    AirbnbVrbo

  • Hatfield Hideaway - Dog-friendly! Hot tub!

    3 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue —ADR $240Occ ≈ —3.8★ (71)

    AirbnbVrbo

  • Mossy Trail Treasure Gatlinburg Cabin

    3 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $268Occ ≈ ——

    —

  • Beautiful 2 king bedroom log cabin with arcade game, fireplace, and hot tub!

    3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue —ADR $171Occ ≈ ——

    —

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$53,613

NOI

$30,385

Cash flow /mo

$544

Cash needed

$132,510

Cash-on-cash

4.9%

ROE (yr 1)

15.1%

Cap rate

8.2%

DSCR

1.27

Year-1 write-off

$120,361

Year-1 tax shield @ 32%

$38,515

Year-1 return on equity

  • Cash flow (annual)$6,524
  • Principal paydown$2,415
  • Appreciation at%$11,070
ROE15.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)44.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,723
  • Platform fees (3% of revenue)$1,608
  • Maintenance / capex (5% of revenue)$2,681
  • Utilities & supplies$4,200
  • HOA$348
  • Property tax$1,454
  • Insurance (STR-rated)$2,214

Cash needed to close

  • Down payment (25%)$92,250
  • Closing costs (4.0%)$14,760
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$38,515

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

$330,000

Short-life (5/15-yr)

$94,000 · 29%

Year-1 deduction

$120,000

Year-1 tax shield @ 32%

$39,000

Land 11% (county tax record, market value split) · building $236,000 over 39 years · new furniture $26,000

Based on: 1,716 sq ft, built 1986, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, septic).

IRS-guide safe-harbor floor: $80,000 in year 1 (16% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$78,000

  • Kitchen cabinetsdefault

    $9,600 new × 40% good × 2.20 allocation

    $8,400

  • Kitchen countertopsdefault

    $7,800 new × 40% good × 2.20 allocation

    $6,900

  • Decorative trimdefault

    $3,000 new × 40% good × 2.20 allocation

    $2,600

  • Mirrorsdefault

    $300 new × 40% good × 2.20 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.20 allocation

    $1,100

  • Window coverings (17)default

    $4,300 new × 40% good × 2.20 allocation

    $3,700

  • Carpet, vinyl & laminate (40% of floors)default

    $4,400 new × 40% good × 2.20 allocation

    $3,900

  • Kitchen & laundry equipment plumbingdefault

    $7,400 new × 40% good × 2.20 allocation

    $6,500

  • Kitchen, laundry & data equipment electricaldefault

    $4,500 new × 40% good × 2.20 allocation

    $4,000

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.20 allocation

    $7,100

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.20 allocation

    $7,900

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$41,600

  • Paving: driveway & walks (paved)default

    $8,600 new × 50% good × 2.20 allocation

    $9,400

  • Landscaping (typical)default

    $8,300 new × 50% good × 2.20 allocation

    $9,100

  • Patiosdefault

    $1,700 new × 50% good × 2.20 allocation

    $1,900

  • Decks & porches (attached)listing

    $19,300 new × 50% good × 2.20 allocation

    $21,200
Building, 39-year$235,800

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $186,000 new × 40% good × 2.20 allocation

    $163,700

  • Building plumbing & fixturesdefault

    $19,300 new × 40% good × 2.20 allocation

    $17,000

  • Building electrical & lightingdefault

    $19,000 new × 40% good × 2.20 allocation

    $16,700

  • HVACdefault

    $19,300 new × 40% good × 2.20 allocation

    $17,000

  • Hardwood & tile floorsdefault

    $6,600 new × 40% good × 2.20 allocation

    $5,800

  • Fireplacelisting

    $2,600 new × 40% good × 2.20 allocation

    $2,300

  • Septic systemlisting

    $12,000 new × 50% good × 2.20 allocation

    $13,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$78,000$41,600$800$120,400
2$0$0$6,000$6,000
3$0$0$6,000$6,000
4$0$0$6,000$6,000
5$0$0$6,000$6,000
6+$0$0$210,900$210,900
Total$78,000$41,600$235,800$355,400

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

STR allowed in most of Sevier County; inside Gatlinburg city limits only in overnight-rental zones.