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902 Columbine Lea

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)

$32,131$45,728$53,084

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

Median revenue of shown comps: $45,728

  • New Cozy Townhome minutes away from Dollywood

    Townhouse · 3 bd · 3 ba · sleeps 6 · 240 ft

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $19,049ADR $280Occ ≈ 19%5★ (110)

    AirbnbVrbo

  • Loft Lula 'Smokys' in The Smoky Mountains!

    House · 3 bd · 3.5 ba · sleeps 6 · 354 ft

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $48,372ADR $232Occ ≈ 57%5★ (144)

    Airbnb

  • Modern 3 King/3 Bath Townhome/Close to Dollywood

    Townhouse · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $51,222ADR $203Occ ≈ 69%5★ (93)

    AirbnbVrboBooking

  • Modern & Cozy | PrimeLocation | Pet friendly | BBQ

    House · 3 bd · 2.5 ba · sleeps 10 · 0.1 mi

    Revenue $39,141ADR $186Occ ≈ 58%5★ (40)

    Airbnb

  • Modern & Cozy | PrimeLocation | Pet friendly | BBQ

    House · 3 bd · 2.5 ba · sleeps 10 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $29,540ADR $252Occ ≈ 32%5★ (30)

    Airbnb

  • Prime Location+Pet Friendly+Modern Decor

    Townhouse · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $44,306ADR $234Occ ≈ 52%4.8★ (61)

    AirbnbVrboBooking

  • Dog Friendly-1/2 Mile to Pigeon Forge & Dollywood

    Townhouse · 3 bd · 3 ba · sleeps 9 · 0.1 mi

    Revenue $18,553ADR $278Occ ≈ 18%5★ (73)

    AirbnbVrboBooking

  • Near Dollywood | Hot Tub | Pet-Friendly Retreat

    Townhouse · 3 bd · 3.5 ba · sleeps 6 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $55,348ADR $282Occ ≈ 54%5★ (61)

    AirbnbVrboBooking

  • Maggie’s Place near Dollywood and Ripken-Sleeps 8

    Townhouse · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $21,671ADR $323Occ ≈ 18%5★ (60)

    AirbnbVrbo

  • Family Fun Townhome Near Gatlinburg & Dollywood

    Townhouse · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $50,847ADR $276Occ ≈ 50%5★ (143)

    AirbnbVrbo

Show 8 more

  • Modern townhome nestled in the hills.

    Townhouse · 3 bd · 3.5 ba · sleeps 6 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $57,638ADR $297Occ ≈ 53%4.9★ (144)

    AirbnbVrboBooking

  • The Hangout #384

    Vacation home · 3 bd · 3 ba · sleeps 6 · 0.2 mi

    Revenue $37,543ADR $277Occ ≈ 37%—

    Booking

  • Luxury Townhome-Fireplace-Private Patio w/Firepit

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $40,644ADR $278Occ ≈ 40%4.9★ (12)

    AirbnbVrbo

  • Luxe 3BR Townhouse w/Game Room*Close to Dollywood

    House · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $53,704ADR $252Occ ≈ 58%5★ (90)

    AirbnbVrbo

  • Serene 4 bed: Arcade/Pet Friendly/Great Location

    House · 4 bd · 2 ba · sleeps 12 · 0.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $89,160ADR $325Occ ≈ 75%5★ (140)

    AirbnbVrbo

  • Dolly-Themed Luxury Retreat | Hot Tub & Arcade Fun

    House · 3 bd · 3.5 ba · sleeps 8 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $47,150ADR $274Occ ≈ 47%4.5★ (20)

    AirbnbVrboBooking

  • Rest in Serenity - Hammock & Fire Pit!

    House · 4 bd · 2 ba · sleeps 12 · 0.3 mi

    Revenue $57,287ADR $565Occ ≈ 28%4.5★ (53)

    AirbnbBooking

  • Cozy, Peaceful TN Home: 3BR/2BA, garage+patios

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $30,327ADR $133Occ ≈ 62%4.7★ (7)

    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

Financing
Management

Est. revenue

$43,219

NOI

$20,295

Cash flow /mo

$1,691

Cash needed

$855,000

Cash-on-cash (all cash)

2.4%

ROE (yr 1)

5.2%

Cap rate

2.5%

DSCR

—

Year-1 write-off

$164,663

Year-1 tax shield @ 32%

$52,692

Year-1 return on equity

  • Cash flow (annual)$20,295
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$24,000
ROE5.2%

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

  • Purchase price (all cash)$800,000
  • 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.

5-year property$104,400

  • Kitchen cabinetsdefault

    $13,300 new × 40% good × 2.81 allocation

    $14,900

  • Kitchen countertopsdefault

    $10,900 new × 40% good × 2.81 allocation

    $12,200

  • Decorative trimdefault

    $6,000 new × 40% good × 2.81 allocation

    $6,700

  • Mirrorsdefault

    $300 new × 40% good × 2.81 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.81 allocation

    $1,700

  • Window coverings (34)default

    $8,500 new × 40% good × 2.81 allocation

    $9,500

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

    $7,300 new × 40% good × 2.81 allocation

    $8,200

  • Kitchen & laundry equipment plumbingdefault

    $10,300 new × 40% good × 2.81 allocation

    $11,600

  • Kitchen, laundry & data equipment electricaldefault

    $6,200 new × 40% good × 2.81 allocation

    $7,000

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

    $8,100 new × 40% good × 2.81 allocation

    $9,100

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$59,700

  • Paving: driveway & walks (paved)default

    $12,100 new × 50% good × 2.81 allocation

    $17,000

  • Landscaping (typical)default

    $11,700 new × 50% good × 2.81 allocation

    $16,400

  • Patioslisting

    $15,400 new × 50% good × 2.81 allocation

    $21,600

  • Decks & porches (attached)default

    $3,400 new × 50% good × 2.81 allocation

    $4,700
Building, 39-year$585,800

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

    $371,200 new × 42% good × 2.81 allocation

    $434,400

  • Building plumbing & fixturesdefault

    $38,500 new × 40% good × 2.81 allocation

    $43,300

  • Building electrical & lightingdefault

    $40,500 new × 40% good × 2.81 allocation

    $45,500

  • HVACdefault

    $38,500 new × 40% good × 2.81 allocation

    $43,200

  • Hardwood & tile floorsdefault

    $14,600 new × 40% good × 2.81 allocation

    $16,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.81 allocation

    $3,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.