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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

760 Fox Hollow Rd

760 Fox Hollow Rd

Gatlinburg, TN 37738

$650,000

2 bd · 4 ba · 2,400 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1993

Sqft

2,400

Lot sqft

16,988

HOA / mo

$100

Furnished

No

List date

2026-10-01T16:42:13.000000Z

Revenue

Annual revenue

$69,862

ADR

$317

Occupancy

60%

Cleaning fees (12 mo)

$13,237

Confidence

Low (49.95), 13 comps

Comp revenue range (p25 / median / p75)

$29,134$63,442$78,370

  • Wood Fireplace Hot tub Wifi Covered Outdoor space

    Cabin · 2 bd · 3 ba · sleeps 7 · 0.1 mi

    Revenue $114,295ADR $389Occ ≈ 80%4.8★ (102)

    AirbnbVrbo

  • Barnwood Ridge - Soak and Play!

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.2 mi

    Revenue $63,442ADR $309Occ ≈ 56%4.7★ (39)

    AirbnbVrboBooking

  • A Charming Mountain-View Cabin Near Gatlinburg

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.2 mi

    Revenue $26,525ADR $440Occ ≈ 17%5★ (1)

    Vrbo

  • A Charming Mountain-View Cabin Near Gatlinburg

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.3 mi

    Revenue $109,208ADR $407Occ ≈ 74%5★ (4)

    AirbnbVrbo

  • Dayna's Star Gazer Arcade Hot Tub Panoramic Views

    Cabin · 2 bd · 3 ba · sleeps 11 · 0.4 mi

    Revenue $56,783ADR $274Occ ≈ 57%5★ (27)

    AirbnbVrbo

  • Spacious Cabin w/ Game Room, Hot Tub & Fireplace

    Cabin · 2 bd · 3 ba · sleeps 10 · 0.5 mi

    Revenue $77,449ADR $324Occ ≈ 65%4★ (2)

    AirbnbVrbo

  • Spacious Mountain Cabin w/ Game Area & Hot Tub

    Cabin · 2 bd · 3 ba · sleeps 12 · 0.5 mi

    Revenue $22,965ADR $499Occ ≈ 13%2.9★ (7)

    Vrbo

  • Spacious Mountain Cabin w/ Game Area & Hot Tub

    Cabin · 2 bd · 3 ba · sleeps 12 · 0.6 mi

    Revenue $84,101ADR $349Occ ≈ 66%5★ (4)

    AirbnbVrbo

  • Falcon''s View | Views for miles😍Wood-Burning Fireplace🔥Hot Tub🥰

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.6 mi

    Revenue $76,531ADR $361Occ ≈ 58%4.8★ (76)

    AirbnbVrboBooking

  • Mountain Views & Hot Tub | Near Dollywood

    Cabin · 2 bd · 3 ba · sleeps 10 · 0.7 mi

    Revenue $29,134ADR $337Occ ≈ 24%5★ (9)

    AirbnbVrbo

Show all 13 comps

  • Bear Envy in Pigeon Forge #unforgettable 2 bedroom w/ Gameroom & Full Theater!

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $42,214ADR $200Occ ≈ 58%4.5★ (84)

    Vrbo

  • Climbing to New Heights - 2 Bedroom + Loft Bedroom

    Cabin · 2 bd · 3 ba · sleeps 10 · 0.7 mi

    Revenue $78,370ADR $301Occ ≈ 71%4.8★ (24)

    AirbnbVrboBooking

  • Oakwood Oasis Family Cabin

    Vacation home · 2 bd · 3 ba · sleeps 10 · 0.8 mi

    Revenue $27,657ADR $350Occ ≈ 22%—

    Booking

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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$69,862

NOI

$38,680

Cash flow /mo

-$364

Cash needed

$210,500

Cash-on-cash

-2.1%

ROE (yr 1)

9.1%

Cap rate

6.0%

DSCR

0.90

Year-1 write-off

$154,959

Year-1 tax shield @ 32%

$49,587

Year-1 return on equity

  • Cash flow (annual)-$4,368
  • Principal paydown$4,048
  • Appreciation at%$19,500
ROE9.1%

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)$13,972
  • Platform fees (3% of revenue)$2,096
  • Maintenance / capex (5% of revenue)$3,493
  • Utilities & supplies$4,200
  • HOA$1,200
  • Property tax$2,321
  • Insurance (STR-rated)$3,900

Cash needed to close

  • Down payment (25%)$162,500
  • Closing costs (4.0%)$26,000
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$49,587

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

$536,000

Short-life (5/15-yr)

$133,000 · 25%

Year-1 deduction

$155,000

Year-1 tax shield @ 32%

$50,000

Land 18% (county tax record, market value split) · building $403,000 over 39 years · new furniture $22,000

Based on: 2,400 sq ft, built 1993, 2 bd / 4 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: $95,000 in year 1 (14% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$92,500

  • Kitchen cabinetsdefault

    $11,100 new × 40% good × 2.52 allocation

    $11,100

  • Kitchen countertopsdefault

    $9,000 new × 40% good × 2.52 allocation

    $9,100

  • Decorative trimdefault

    $4,200 new × 40% good × 2.52 allocation

    $4,200

  • Mirrorsdefault

    $600 new × 40% good × 2.52 allocation

    $600

  • Shelvingdefault

    $900 new × 40% good × 2.52 allocation

    $900

  • Window coverings (24)default

    $6,000 new × 40% good × 2.52 allocation

    $6,000

  • Carpet, vinyl & laminate (50% of floors)listing

    $7,700 new × 40% good × 2.52 allocation

    $7,800

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 40% good × 2.52 allocation

    $8,700

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 2.52 allocation

    $5,200

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

    $7,700 new × 40% good × 2.52 allocation

    $7,800

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.52 allocation

    $9,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$62,000

  • Paving: driveway & walks (paved)default

    $10,200 new × 50% good × 2.52 allocation

    $12,800

  • Landscaping (typical)default

    $9,800 new × 50% good × 2.52 allocation

    $12,300

  • Patiosdefault

    $2,400 new × 50% good × 2.52 allocation

    $3,000

  • Decks & porches (attached)listing

    $27,000 new × 50% good × 2.52 allocation

    $34,000
Building, 39-year$403,100

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

    $260,700 new × 45% good × 2.52 allocation

    $295,300

  • Building plumbing & fixturesdefault

    $27,000 new × 40% good × 2.52 allocation

    $27,200

  • Building electrical & lightingdefault

    $27,700 new × 40% good × 2.52 allocation

    $27,900

  • HVACdefault

    $27,000 new × 40% good × 2.52 allocation

    $27,200

  • Hardwood & tile floorsdefault

    $7,700 new × 40% good × 2.52 allocation

    $7,800

  • Fireplacelisting

    $2,600 new × 40% good × 2.52 allocation

    $2,600

  • Septic systemlisting

    $12,000 new × 50% good × 2.52 allocation

    $15,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$92,500$62,000$400$155,000
2$0$0$10,300$10,300
3$0$0$10,300$10,300
4$0$0$10,300$10,300
5$0$0$10,300$10,300
6+$0$0$361,300$361,300
Total$92,500$62,000$403,100$557,600

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.