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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

728 Schneider Ln

728 Schneider Ln

Sevierville, TN 37862

$350,000

3 bd · 2 ba · 2,454 sqft · Listed 5d ago

View on Realtor.com →

Year built

1978

Sqft

2,454

Lot sqft

27,878

HOA / mo

None

Furnished

No

List date

2026-09-22T20:19:43Z

Revenue

Annual revenue

$52,305

ADR

$247

Occupancy

58%

Cleaning fees (12 mo)

$8,465

Confidence

Med (53.17), 49 comps

Comp revenue range (p25 / median / p75)

$33,188$45,694$67,508

  • ADELA’S NEST Clean and sanitized

    3 bd · 2 ba · sleeps 6 · 394 ft

    Revenue —ADR $210Occ ≈ —5★ (325)

    Airbnb

  • Luxe 634 By Avada Properties

    3 bd · 3 ba · sleeps 5 · 417 ft

    Revenue —ADR $225Occ ≈ ——

    —

  • Bear Ridge Stay on the Wild Side

    3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $220Occ ≈ —3.5★ (2)

    —

  • Among the Oaks Tucked Away, Close to Town

    3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $244Occ ≈ ——

    —

  • Charming&Cozy-HotTub & GameRoom-1.8 mi to Parkway

    3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $211Occ ≈ —5★ (32)

    AirbnbVrbo

  • *Gorgeous 3BD POOL Cabin w/ Hot Tub + Fireplace*

    3 bd · 3 ba · sleeps 10 · 0.1 mi

    Revenue —ADR $353Occ ≈ —3.5★ (6)

    AirbnbVrbo

  • Near It All Too Close to All the Fun

    3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $251Occ ≈ ——

    —

  • Bigfoot Inn by American Patriot Getaways

    3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $268Occ ≈ ——

    —

  • Centrally located|2 Kings|Hot tub|Bunk bed|Arcade

    3 bd · 2 ba · sleeps 8 · 0.1 mi

    Revenue —ADR $315Occ ≈ —4.9★ (152)

    AirbnbVrbo

  • Sweet Serenity Mountain Serenity, Sweetly Yours

    3 bd · 3 ba · sleeps 6 · 0.1 mi

    Revenue —ADR $311Occ ≈ —5★ (1)

    —

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$52,305

NOI

$30,811

Cash flow /mo

$682

Cash needed

$121,000

Cash-on-cash

6.8%

ROE (yr 1)

17.3%

Cap rate

8.8%

DSCR

1.36

Year-1 write-off

$78,330

Year-1 tax shield @ 32%

$25,066

Year-1 return on equity

  • Cash flow (annual)$8,178
  • Principal paydown$2,290
  • Appreciation at%$10,500
ROE17.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)38.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,461
  • Platform fees (3% of revenue)$1,569
  • Maintenance / capex (5% of revenue)$2,615
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$549
  • Insurance (STR-rated)$2,100

Cash needed to close

  • Down payment (25%)$87,500
  • Closing costs (4.0%)$14,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,066

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

$287,000

Short-life (5/15-yr)

$58,000 · 20%

Year-1 deduction

$78,000

Year-1 tax shield @ 32%

$25,000

Land 18% (county tax record, market value split) · building $229,000 over 39 years · new furniture $20,000

Based on: 2,454 sq ft, built 1978, 3 bd / 2 ba, unfurnished, listing features (fireplace).

IRS-guide safe-harbor floor: $60,000 in year 1 (14% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$57,900

  • Kitchen cabinetsdefault

    $11,200 new × 40% good × 1.58 allocation

    $7,100

  • Kitchen countertopsdefault

    $9,100 new × 40% good × 1.58 allocation

    $5,800

  • Decorative trimdefault

    $4,300 new × 40% good × 1.58 allocation

    $2,700

  • Mirrorsdefault

    $300 new × 40% good × 1.58 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.58 allocation

    $800

  • Window coverings (25)default

    $6,300 new × 40% good × 1.58 allocation

    $3,900

  • Carpet, vinyl & laminate (40% of floors)default

    $6,300 new × 40% good × 1.58 allocation

    $4,000

  • Kitchen & laundry equipment plumbingdefault

    $8,700 new × 40% good × 1.58 allocation

    $5,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 40% good × 1.58 allocation

    $3,300

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

    $8,100 new × 40% good × 1.58 allocation

    $5,100

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$19,700

  • Paving: driveway & walks (paved)default

    $10,300 new × 50% good × 1.58 allocation

    $8,100

  • Landscaping (typical)default

    $9,900 new × 50% good × 1.58 allocation

    $7,800

  • Patiosdefault

    $2,400 new × 50% good × 1.58 allocation

    $1,900

  • Decks & porches (attached)default

    $2,400 new × 50% good × 1.58 allocation

    $1,900
Building, 39-year$228,900

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

    $266,600 new × 40% good × 1.58 allocation

    $168,400

  • Building plumbing & fixturesdefault

    $27,600 new × 40% good × 1.58 allocation

    $17,500

  • Building electrical & lightingdefault

    $28,400 new × 40% good × 1.58 allocation

    $17,900

  • HVACdefault

    $27,600 new × 40% good × 1.58 allocation

    $17,500

  • Hardwood & tile floorsdefault

    $9,500 new × 40% good × 1.58 allocation

    $6,000

  • Fireplacelisting

    $2,600 new × 40% good × 1.58 allocation

    $1,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$57,900$19,700$700$78,300
2$0$0$5,900$5,900
3$0$0$5,900$5,900
4$0$0$5,900$5,900
5$0$0$5,900$5,900
6+$0$0$204,700$204,700
Total$57,900$19,700$228,900$306,500

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: Georgia disallows 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.