902 Columbine Lea
Sevierville, TN 37862
$800,000
4 bd · 2.5 ba · 3,414 sqft · Listed 1d ago
View on Realtor.com →Year built
1991
Sqft
3,414
Lot sqft
28,750
HOA / mo
None
Furnished
No
List date
2026-10-05T16:25:35.000000Z
Revenue
Annual revenue
$43,219
ADR
$225
Occupancy
53%
Cleaning fees (12 mo)
$9,348
Confidence
Med (61.02), 18 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $45,728Checking amenities for 17 listings…
Loft Lula 'Smokys' in The Smoky Mountains!
House · 3 bd · 3.5 ba · sleeps 6 · 354 ft
Revenue $48,372ADR $232Occ ≈ 57%5★ (144)
Modern & Cozy | PrimeLocation | Pet friendly | BBQ
House · 3 bd · 2.5 ba · sleeps 10 · 0.1 mi
Revenue $39,141ADR $186Occ ≈ 58%5★ (40)
Modern & Cozy | PrimeLocation | Pet friendly | BBQ
House · 3 bd · 2.5 ba · sleeps 10 · 0.1 mi
Revenue $29,540ADR $252Occ ≈ 32%5★ (30)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
New Cozy Townhome minutes away from Dollywood Townhouse | 3 bd · 3 ba · sleeps 6 | $19,049 | $280 | 19% | 5★ (110) | 240 ft | AirbnbVrbo |
Loft Lula 'Smokys' in The Smoky Mountains! House | 3 bd · 3.5 ba · sleeps 6 | $48,372 | $232 | 57% | 5★ (144) | 354 ft | Airbnb |
Modern 3 King/3 Bath Townhome/Close to Dollywood Townhouse | 3 bd · 3.5 ba · sleeps 8 | $51,222 | $203 | 69% | 5★ (93) | 0.1 mi | AirbnbVrboBooking |
Modern & Cozy | PrimeLocation | Pet friendly | BBQ House | 3 bd · 2.5 ba · sleeps 10 | $39,141 | $186 | 58% | 5★ (40) | 0.1 mi | Airbnb |
Modern & Cozy | PrimeLocation | Pet friendly | BBQ House | 3 bd · 2.5 ba · sleeps 10 | $29,540 | $252 | 32% | 5★ (30) | 0.1 mi | Airbnb |
Prime Location+Pet Friendly+Modern Decor Townhouse | 3 bd · 3 ba · sleeps 8 | $44,306 | $234 | 52% | 4.8★ (61) | 0.1 mi | AirbnbVrboBooking |
Dog Friendly-1/2 Mile to Pigeon Forge & Dollywood Townhouse | 3 bd · 3 ba · sleeps 9 | $18,553 | $278 | 18% | 5★ (73) | 0.1 mi | AirbnbVrboBooking |
Near Dollywood | Hot Tub | Pet-Friendly Retreat Townhouse | 3 bd · 3.5 ba · sleeps 6 | $55,348 | $282 | 54% | 5★ (61) | 0.1 mi | AirbnbVrboBooking |
Maggie’s Place near Dollywood and Ripken-Sleeps 8 Townhouse | 3 bd · 2.5 ba · sleeps 8 | $21,671 | $323 | 18% | 5★ (60) | 0.1 mi | AirbnbVrbo |
Family Fun Townhome Near Gatlinburg & Dollywood Townhouse | 3 bd · 3.5 ba · sleeps 8 | $50,847 | $276 | 50% | 5★ (143) | 0.1 mi | AirbnbVrbo |
Show 8 more
The Hangout #384
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.2 mi
Revenue $37,543ADR $277Occ ≈ 37%—
Cozy, Peaceful TN Home: 3BR/2BA, garage+patios
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $30,327ADR $133Occ ≈ 62%4.7★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern townhome nestled in the hills. Townhouse | 3 bd · 3.5 ba · sleeps 6 | $57,638 | $297 | 53% | 4.9★ (144) | 0.1 mi | AirbnbVrboBooking |
The Hangout #384 Vacation home | 3 bd · 3 ba · sleeps 6 | $37,543 | $277 | 37% | — | 0.2 mi | Booking |
Luxury Townhome-Fireplace-Private Patio w/Firepit Cabin | 3 bd · 3.5 ba · sleeps 6 | $40,644 | $278 | 40% | 4.9★ (12) | 0.2 mi | AirbnbVrbo |
Luxe 3BR Townhouse w/Game Room*Close to Dollywood House | 3 bd · 2.5 ba · sleeps 10 | $53,704 | $252 | 58% | 5★ (90) | 0.2 mi | AirbnbVrbo |
Serene 4 bed: Arcade/Pet Friendly/Great Location House | 4 bd · 2 ba · sleeps 12 | $89,160 | $325 | 75% | 5★ (140) | 0.2 mi | AirbnbVrbo |
Dolly-Themed Luxury Retreat | Hot Tub & Arcade Fun House | 3 bd · 3.5 ba · sleeps 8 | $47,150 | $274 | 47% | 4.5★ (20) | 0.2 mi | AirbnbVrboBooking |
Rest in Serenity - Hammock & Fire Pit! House | 4 bd · 2 ba · sleeps 12 | $57,287 | $565 | 28% | 4.5★ (53) | 0.3 mi | AirbnbBooking |
Cozy, Peaceful TN Home: 3BR/2BA, garage+patios House | 3 bd · 2 ba · sleeps 6 | $30,327 | $133 | 62% | 4.7★ (7) | 0.5 mi | Airbnb |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$43,219
NOI
$20,295
Cash flow /mo
-$2,724
Cash needed
$255,000
Cash-on-cash
-12.8%
ROE (yr 1)
-1.5%
Cap rate
2.5%
DSCR
0.38
Year-1 write-off
$164,663
Year-1 tax shield @ 32%
$52,692
Year-1 return on equity
- Cash flow (annual)-$32,687
- Principal paydown$4,982
- Appreciation at%$24,000
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)$8,644
- Platform fees (3% of revenue)$1,297
- Maintenance / capex (5% of revenue)$2,161
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,823
- Insurance (STR-rated)$4,800
Cash needed to close
- Down payment (25%)$200,000
- Closing costs (4.0%)$32,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,692
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
$727,000
Short-life (5/15-yr)
$141,000 · 19%
Year-1 deduction
$165,000
Year-1 tax shield @ 32%
$53,000
Land 9% (county tax record, market value split) · building $586,000 over 39 years · new furniture $23,000
Based on: 3,414 sq ft, built 1991, 4 bd / 2.5 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $124,000 in year 1 (14% short-life, $40,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,900
Kitchen cabinetsdefault
$13,300 new × 40% good × 2.81 allocation
- $12,200
Kitchen countertopsdefault
$10,900 new × 40% good × 2.81 allocation
- $6,700
Decorative trimdefault
$6,000 new × 40% good × 2.81 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.81 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.81 allocation
- $9,500
Window coverings (34)default
$8,500 new × 40% good × 2.81 allocation
- $8,200
Carpet, vinyl & laminate (33% of floors)listing
$7,300 new × 40% good × 2.81 allocation
- $11,600
Kitchen & laundry equipment plumbingdefault
$10,300 new × 40% good × 2.81 allocation
- $7,000
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 40% good × 2.81 allocation
- $9,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.81 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $17,000
Paving: driveway & walks (paved)default
$12,100 new × 50% good × 2.81 allocation
- $16,400
Landscaping (typical)default
$11,700 new × 50% good × 2.81 allocation
- $21,600
Patioslisting
$15,400 new × 50% good × 2.81 allocation
- $4,700
Decks & porches (attached)default
$3,400 new × 50% good × 2.81 allocation
- $434,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$371,200 new × 42% good × 2.81 allocation
- $43,300
Building plumbing & fixturesdefault
$38,500 new × 40% good × 2.81 allocation
- $45,500
Building electrical & lightingdefault
$40,500 new × 40% good × 2.81 allocation
- $43,200
HVACdefault
$38,500 new × 40% good × 2.81 allocation
- $16,500
Hardwood & tile floorsdefault
$14,600 new × 40% good × 2.81 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $104,400 | $59,700 | $600 | $164,700 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $525,100 | $525,100 |
| Total | $104,400 | $59,700 | $585,800 | $749,800 |
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.