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Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

4172 Burning Tree Ln

4172 Burning Tree Ln

Sevierville, TN 37862

$1,100,000

3 bd · 5.5 ba · 4,740 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2012

Sqft

4,740

Lot sqft

32,234

HOA / mo

None

Furnished

No

List date

2026-10-29T20:09:36.000000Z

Revenue

Annual revenue

$93,914

ADR

$404

Occupancy

64%

Cleaning fees (12 mo)

$13,588

Confidence

Low (29.84), 11 comps

Comp revenue range (p25 / median / p75)

$43,223$82,093$140,737

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

Median revenue of shown comps: $82,093

  • NEWLY RENOVATED 4 br, Beautiful Views, Game Room, Theater Room, Sleeps 12

    Cabin · 4 bd · 5.5 ba · sleeps 12 · 13 ft

    Revenue $71,725ADR $394Occ ≈ 50%5★ (111)

    Vrbo

  • •Modern•PoolTable•IndoorPool•ClimbingWall•Theatre•

    Cabin · 4 bd · 5 ba · sleeps 16 · 59 ft

    Revenue $3,242ADR $540Occ ≈ 2%5★ (2)

    Airbnb

  • Luxury Mountain Lodge | Huge Game Room | Htd Pool

    Cabin · 4 bd · 5.5 ba · sleeps 12 · 0.2 mi

    Revenue $217,003ADR $687Occ ≈ 87%4.8★ (51)

    AirbnbVrboBooking

  • Three Little Bears In The Smokies

    Cabin · 4 bd · 5.5 ba · sleeps 12 · 0.2 mi

    Revenue $161,545ADR $668Occ ≈ 66%4★ (2)

    AirbnbVrbo

  • New Spacious Cabin w/ Stunning Views, Easy Drive,

    Cabin · 4 bd · 5.5 ba · sleeps 12 · 0.3 mi

    Revenue $157,255ADR $563Occ ≈ 77%5★ (169)

    AirbnbVrbo

  • Hillcrest Lodge~Pigeon Forge~Smokies

    Cabin · 3 bd · 4.5 ba · sleeps 8 · 0.4 mi

    Revenue $25,000ADR $220Occ ≈ 31%4.5★ (7)

    AirbnbVrbo

  • 3400 sq ft-Lux Cabin-Pool Community- Views-Theater

    Cabin · 4 bd · 5 ba · sleeps 14 · 0.5 mi

    Revenue $110,012ADR $385Occ ≈ 78%4.8★ (105)

    AirbnbVrboBooking

  • Sky Lodge@Teaberry Mountain

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.5 mi

    Revenue $124,218ADR $617Occ ≈ 55%4.7★ (6)

    AirbnbVrbo

  • Mountain Views for 14, Hot Tub, Game Room, Theater

    House · 4 bd · 5.5 ba · sleeps 14 · 0.6 mi

    Revenue $32,525ADR $481Occ ≈ 19%5★ (217)

    AirbnbVrboBooking

  • "Grouse Ridge Lodge" 4 Bedroom Cabin

    House · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

    Revenue $53,920ADR $583Occ ≈ 25%—

    AirbnbVrbo

Show 1 more

  • Grouse Ridge Lodge is your perfect Smoky Mountain

    Cabin · 4 bd · 4.5 ba · sleeps 12 · 0.7 mi

    Revenue $82,093ADR $1,061Occ ≈ 21%4.8★ (7)

    AirbnbVrboBooking

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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

Est. revenue

$93,914

NOI

$53,373

Cash flow /mo

-$1,600

Cash needed

$344,500

Cash-on-cash

-5.6%

ROE (yr 1)

6.0%

Cap rate

4.9%

DSCR

0.74

Year-1 write-off

$152,286

Year-1 tax shield @ 32%

$48,732

Year-1 return on equity

  • Cash flow (annual)-$19,201
  • Principal paydown$6,905
  • Appreciation at%$33,000
ROE6.0%

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)$18,783
  • Platform fees (3% of revenue)$2,817
  • Maintenance / capex (5% of revenue)$4,696
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,445
  • Insurance (STR-rated)$6,600

Cash needed to close

  • Down payment (25%)$275,000
  • Closing costs (4.0%)$44,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$48,732

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

$964,000

Short-life (5/15-yr)

$126,000 · 13%

Year-1 deduction

$152,000

Year-1 tax shield @ 32%

$49,000

Land 12% (county tax record, market value split) · building $838,000 over 39 years · new furniture $26,000

Based on: 4,740 sq ft, built 2012, 3 bd / 5.5 ba, unfurnished, listing features (hot tub, game room, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $117,000 in year 1 (9% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$120,300

  • Kitchen cabinetsdefault

    $16,200 new × 44% good × 1.66 allocation

    $11,800

  • Kitchen countertops (stone)listing

    $16,600 new × 44% good × 1.66 allocation

    $12,100

  • Decorative trimdefault

    $8,300 new × 44% good × 1.66 allocation

    $6,100

  • Mirrorsdefault

    $800 new × 40% good × 1.66 allocation

    $500

  • Shelvingdefault

    $1,200 new × 44% good × 1.66 allocation

    $900

  • Window coverings (47)default

    $11,800 new × 40% good × 1.66 allocation

    $7,800

  • Carpet, vinyl & laminate (100% of floors)listing

    $30,500 new × 40% good × 1.66 allocation

    $20,300

  • Kitchen & laundry equipment plumbingdefault

    $12,600 new × 72% good × 1.66 allocation

    $15,100

  • Kitchen, laundry & data equipment electricaldefault

    $7,600 new × 72% good × 1.66 allocation

    $9,100

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

    $7,700 new × 40% good × 1.66 allocation

    $5,100

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 1.66 allocation

    $6,000

  • 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$31,100

  • Paving: driveway & walks (paved)default

    $14,300 new × 50% good × 1.66 allocation

    $11,900

  • Landscaping (typical)default

    $13,700 new × 50% good × 1.66 allocation

    $11,400

  • Patiosdefault

    $4,700 new × 50% good × 1.66 allocation

    $3,900

  • Decks & porches (attached)default

    $4,700 new × 50% good × 1.66 allocation

    $3,900
Building, 39-year$838,000

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

    $516,000 new × 77% good × 1.66 allocation

    $657,800

  • Building plumbing & fixturesdefault

    $53,500 new × 72% good × 1.66 allocation

    $64,100

  • Building electrical & lightingdefault

    $57,400 new × 72% good × 1.66 allocation

    $68,700

  • HVACdefault

    $53,400 new × 40% good × 1.66 allocation

    $35,500

  • Fireplacelisting

    $2,600 new × 44% good × 1.66 allocation

    $1,900

  • Septic systemlisting

    $12,000 new × 50% good × 1.66 allocation

    $10,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$120,300$31,100$900$152,300
2$0$0$21,500$21,500
3$0$0$21,500$21,500
4$0$0$21,500$21,500
5$0$0$21,500$21,500
6+$0$0$751,200$751,200
Total$120,300$31,100$838,000$989,400

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: 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.