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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

2039 Oakmont Dr

2039 Oakmont Dr

Sevierville, TN 37876

$710,000

4 bd · 4.5 ba · 2,784 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2004

Sqft

2,784

Lot sqft

62,726

HOA / mo

$0

Furnished

No

List date

2026-10-14T15:53:04.000000Z

Revenue

Annual revenue

$95,352

ADR

$515

Occupancy

51%

Cleaning fees (12 mo)

$18,825

Confidence

Med (60.84), 6 comps

Comp revenue range (p25 / median / p75)

$61,843$83,737$117,029

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $83,737

  • Easy Access NO Mtn Roads - Family Fun

    Cabin · 4 bd · 4.5 ba · sleeps 14 · 0.1 mi

    Revenue $59,335ADR $408Occ ≈ 40%4.7★ (6)

    AirbnbVrbo

  • Sleeps 12 • Hot Tub + Game Room | Lion's Landing

    House · 4 bd · 3.5 ba · sleeps 12 · 0.2 mi

    Revenue $98,109ADR $463Occ ≈ 58%5★ (22)

    AirbnbVrboBooking

  • Glennwood Lodge

    Cabin · 4 bd · 3.5 ba · sleeps 14 · 0.3 mi

    Revenue $69,365ADR $438Occ ≈ 43%4.5★ (52)

    AirbnbVrbo

  • Starlight Ridge - Indoor pool & theater room

    Cabin · 4 bd · 5 ba · sleeps 10 · 0.3 mi

    Revenue $141,259ADR $696Occ ≈ 56%4.7★ (85)

    AirbnbVrboBooking

  • Indoor Pool Cabin · Hot Tub · Game Rm · Dollywood

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.3 mi

    Revenue $55,303ADR $717Occ ≈ 21%5★ (12)

    AirbnbVrboBooking

  • Indoor Pool Cabin · Hot Tub · Game Rm · Dollywood

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.3 mi

    Revenue $123,335ADR $616Occ ≈ 55%5★ (65)

    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

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$95,352

NOI

$58,823

Cash flow /mo

$939

Cash needed

$234,900

Cash-on-cash

4.8%

ROE (yr 1)

15.7%

Cap rate

8.3%

DSCR

1.24

Year-1 write-off

$152,378

Year-1 tax shield @ 32%

$48,761

Year-1 return on equity

  • Cash flow (annual)$11,266
  • Principal paydown$4,318
  • Appreciation at%$21,300
ROE15.7%

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)$19,070
  • Platform fees (3% of revenue)$2,861
  • Maintenance / capex (5% of revenue)$4,768
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,370
  • Insurance (STR-rated)$4,260

Cash needed to close

  • Down payment (25%)$177,500
  • Closing costs (4.0%)$28,400
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$48,761

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

$643,000

Short-life (5/15-yr)

$123,000 · 19%

Year-1 deduction

$152,000

Year-1 tax shield @ 32%

$49,000

Land 9% (county tax record, market value split) · building $520,000 over 39 years · new furniture $29,000

Based on: 2,784 sq ft, built 2004, 4 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $96,000 in year 1 (10% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$94,400

  • Kitchen cabinetsdefault

    $11,900 new × 40% good × 2.07 allocation

    $9,800

  • Kitchen countertopsdefault

    $9,700 new × 40% good × 2.07 allocation

    $8,100

  • Decorative trimdefault

    $4,900 new × 40% good × 2.07 allocation

    $4,000

  • Mirrorsdefault

    $600 new × 40% good × 2.07 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 2.07 allocation

    $1,200

  • Window coverings (28)default

    $7,000 new × 40% good × 2.07 allocation

    $5,800

  • Carpet, vinyl & laminate (33% of floors)listing

    $6,000 new × 40% good × 2.07 allocation

    $4,900

  • Kitchen & laundry equipment plumbingdefault

    $9,300 new × 56% good × 2.07 allocation

    $10,700

  • Kitchen, laundry & data equipment electricaldefault

    $5,600 new × 56% good × 2.07 allocation

    $6,500

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.07 allocation

    $6,400

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.07 allocation

    $7,400

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$57,400

  • Paving: driveway & walks (paved)listing

    $10,900 new × 50% good × 2.07 allocation

    $11,300

  • Landscaping (typical)default

    $10,500 new × 50% good × 2.07 allocation

    $10,900

  • Patiosdefault

    $2,700 new × 50% good × 2.07 allocation

    $2,800

  • Decks & porches (attached)listing

    $31,300 new × 50% good × 2.07 allocation

    $32,400
Building, 39-year$520,100

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

    $302,100 new × 63% good × 2.07 allocation

    $395,600

  • Building plumbing & fixturesdefault

    $31,400 new × 56% good × 2.07 allocation

    $36,300

  • Building electrical & lightingdefault

    $32,600 new × 56% good × 2.07 allocation

    $37,700

  • HVACdefault

    $31,400 new × 40% good × 2.07 allocation

    $25,900

  • Hardwood & tile floorsdefault

    $11,900 new × 40% good × 2.07 allocation

    $9,900

  • Fireplacelisting

    $2,600 new × 40% good × 2.07 allocation

    $2,200

  • Septic systemlisting

    $12,000 new × 50% good × 2.07 allocation

    $12,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$94,400$57,400$600$152,400
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$466,200$466,200
Total$94,400$57,400$520,100$671,900

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

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