1629 Riceland Dr
Sevierville, TN 37862
$599,000
4 bd · 3.5 ba · 3,213 sqft · Listed 1d ago
View on Realtor.com →Year built
2005
Sqft
3,213
Lot sqft
80,586
HOA / mo
None
Furnished
No
List date
2026-10-30T20:35:38.000000Z
Revenue
Annual revenue
$51,505
ADR
$214
Occupancy
66%
Cleaning fees (12 mo)
$10,596
Confidence
Low (51.78), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $53,598
Dreaming Bear By Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 10 · 0.6 mi
Revenue $49,577ADR $225Occ ≈ 60%5★ (2)
Wildflower Lodge 1 Farmhouse, Dollywood 1.5 miles : Now Open
Farmhouse · 4 bd · 4 ba · sleeps 12 · 0.7 mi
Revenue $60,703ADR $471Occ ≈ 35%5★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Elegant 4BD Lodge/Duplex | 5 Miles from Dollywood House | 4 bd · 2.5 ba · sleeps 10 | $53,598 | $265 | 55% | 4.7★ (85) | 0.5 mi | AirbnbVrbo |
Fall Getaway! W Hot tub & Yard House | 4 bd · 2.5 ba · sleeps 10 | $36,549 | $0 | — | 4.5★ (62) | 0.5 mi | AirbnbVrbo |
9 min to Dollywood*Arcades*HotTub*Firepit*Foosball Townhouse | 4 bd · 2.5 ba · sleeps 10 | $75,595 | $261 | 79% | 5★ (91) | 0.6 mi | AirbnbVrbo |
Dreaming Bear By Avada Properties Vacation home | 4 bd · 3 ba · sleeps 10 | $49,577 | $225 | 60% | 5★ (2) | 0.6 mi | Booking |
Fire pit, games! Near Dollywood! Mountain View! House | 4 bd · 3 ba · sleeps 12 | $65,202 | $326 | 55% | 4.8★ (14) | 0.7 mi | AirbnbVrbo |
Wildflower Lodge 1 Farmhouse, Dollywood 1.5 miles : Now Open Farmhouse | 4 bd · 4 ba · sleeps 12 | $60,703 | $471 | 35% | 5★ (4) | 0.7 mi | Vrbo |
Family Friendly, The Historic John Ogle Farmhouse House | 4 bd · 3.5 ba · sleeps 12 | $8,790 | $589 | 4% | 5★ (123) | 0.7 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$51,505
NOI
$27,519
Cash flow /mo
-$1,000
Cash needed
$196,710
Cash-on-cash
-6.1%
ROE (yr 1)
4.9%
Cap rate
4.6%
DSCR
0.70
Year-1 write-off
$115,564
Year-1 tax shield @ 32%
$36,981
Year-1 return on equity
- Cash flow (annual)-$12,001
- Principal paydown$3,760
- Appreciation at%$17,970
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)$10,301
- Platform fees (3% of revenue)$1,545
- Maintenance / capex (5% of revenue)$2,575
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,771
- Insurance (STR-rated)$3,594
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,981
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
$534,000
Short-life (5/15-yr)
$92,000 · 17%
Year-1 deduction
$116,000
Year-1 tax shield @ 32%
$37,000
Land 11% (county tax record, market value split) · building $442,000 over 39 years · new furniture $23,000
Based on: 3,213 sq ft, built 2005, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $70,000 in year 1 (9% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,600
Kitchen cabinetsdefault
$12,800 new × 40% good × 1.49 allocation
- $6,300
Kitchen countertopsdefault
$10,500 new × 40% good × 1.49 allocation
- $3,300
Decorative trimdefault
$5,600 new × 40% good × 1.49 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.49 allocation
- $900
Shelvingdefault
$1,500 new × 40% good × 1.49 allocation
- $4,800
Window coverings (32)default
$8,000 new × 40% good × 1.49 allocation
- $4,100
Carpet, vinyl & laminate (33% of floors)listing
$6,900 new × 40% good × 1.49 allocation
- $8,600
Kitchen & laundry equipment plumbingdefault
$10,000 new × 58% good × 1.49 allocation
- $5,200
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 58% good × 1.49 allocation
- $4,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.49 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,700
Paving: driveway & walks (paved)default
$11,800 new × 50% good × 1.49 allocation
- $8,400
Landscaping (typical)default
$11,300 new × 50% good × 1.49 allocation
- $2,400
Patiosdefault
$3,200 new × 50% good × 1.49 allocation
- $26,900
Decks & porches (attached)listing
$36,100 new × 50% good × 1.49 allocation
- $337,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$349,100 new × 65% good × 1.49 allocation
- $31,300
Building plumbing & fixturesdefault
$36,200 new × 58% good × 1.49 allocation
- $32,800
Building electrical & lightingdefault
$38,000 new × 58% good × 1.49 allocation
- $21,500
HVACdefault
$36,200 new × 40% good × 1.49 allocation
- $8,200
Hardwood & tile floorsdefault
$13,800 new × 40% good × 1.49 allocation
- $1,600
Fireplacelisting
$2,600 new × 40% good × 1.49 allocation
- $8,900
Septic systemlisting
$12,000 new × 50% good × 1.49 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,700 | $46,400 | $500 | $115,600 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $396,200 | $396,200 |
| Total | $68,700 | $46,400 | $442,000 | $557,100 |
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.