1210 Briar Lea
Sevierville, TN 37862
$595,000
4 bd · 3.5 ba · 3,800 sqft · Listed 1d ago
View on Realtor.com →Year built
1994
Sqft
3,800
Lot sqft
16,988
HOA / mo
None
Furnished
No
List date
2026-09-27T22:39:24.000000Z
Revenue
Annual revenue
$40,487
ADR
$230
Occupancy
48%
Cleaning fees (12 mo)
$8,751
Confidence
High (71.5), 18 comps
Comp revenue range (p25 / median / p75)
Loft Lula 'Smokys' in The Smoky Mountains!
House · 3 bd · 3.5 ba · sleeps 6 · 0.2 mi
Revenue $46,514ADR $236Occ ≈ 54%5★ (143)
Modern & Cozy | PrimeLocation | Pet friendly | BBQ
House · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi
Revenue $40,714ADR $187Occ ≈ 60%5★ (40)
Modern & Cozy | PrimeLocation | Pet friendly | BBQ
House · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi
Revenue $25,138ADR $258Occ ≈ 27%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hickory Haven*Great Car Show Property Condominium (condo) | 3 bd · 4.5 ba · sleeps 6 | $30,683 | $259 | 32% | 3.6★ (3) | 0.1 mi | AirbnbVrbo |
New Cozy Townhome minutes away from Dollywood Townhouse | 3 bd · 3 ba · sleeps 6 | $17,108 | $285 | 16% | 5★ (109) | 0.1 mi | AirbnbVrbo |
Loft Lula 'Smokys' in The Smoky Mountains! House | 3 bd · 3.5 ba · sleeps 6 | $46,514 | $236 | 54% | 5★ (143) | 0.2 mi | Airbnb |
Modern 3 King/3 Bath Townhome/Close to Dollywood Townhouse | 3 bd · 3.5 ba · sleeps 8 | $47,210 | $202 | 64% | 5★ (92) | 0.2 mi | AirbnbVrboBooking |
Modern & Cozy | PrimeLocation | Pet friendly | BBQ House | 3 bd · 2.5 ba · sleeps 10 | $40,714 | $187 | 60% | 5★ (40) | 0.2 mi | Airbnb |
Modern & Cozy | PrimeLocation | Pet friendly | BBQ House | 3 bd · 2.5 ba · sleeps 10 | $25,138 | $258 | 27% | 5★ (25) | 0.2 mi | Airbnb |
NEW Modern Smoky Mountain Retreat/Game Room Townhouse | 3 bd · 4 ba · sleeps 8 | $43,741 | $303 | 40% | 5★ (109) | 0.2 mi | AirbnbVrbo |
Prime Location+Pet Friendly+Modern Decor Townhouse | 3 bd · 3 ba · sleeps 8 | $41,459 | $239 | 48% | 4.8★ (62) | 0.2 mi | AirbnbVrboBooking |
Dog Friendly-1/2 Mile to Pigeon Forge & Dollywood Townhouse | 3 bd · 3 ba · sleeps 9 | $26,263 | $275 | 26% | 5★ (73) | 0.2 mi | AirbnbVrboBooking |
Family Fun Townhome Near Gatlinburg & Dollywood Townhouse | 3 bd · 3.5 ba · sleeps 8 | $49,244 | $276 | 49% | 5★ (143) | 0.2 mi | AirbnbVrbo |
Show all 18 comps
The Hangout #384
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.3 mi
Revenue $33,544ADR $270Occ ≈ 34%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern townhome nestled in the hills. Townhouse | 3 bd · 3.5 ba · sleeps 6 | $54,779 | $292 | 51% | 5★ (138) | 0.2 mi | AirbnbVrboBooking |
Near Dollywood | Hot Tub | Pet-Friendly Retreat Townhouse | 3 bd · 3.5 ba · sleeps 6 | $50,438 | $263 | 53% | 5★ (58) | 0.2 mi | AirbnbVrboBooking |
Maggie’s Place near Dollywood and Ripken-Sleeps 8 Townhouse | 3 bd · 2.5 ba · sleeps 8 | $22,302 | $342 | 18% | 5★ (59) | 0.2 mi | AirbnbVrbo |
The Hangout #384 Vacation home | 3 bd · 3 ba · sleeps 6 | $33,544 | $270 | 34% | — | 0.3 mi | Booking |
Luxury Townhome-Fireplace-Private Patio w/Firepit Cabin | 3 bd · 3.5 ba · sleeps 6 | $37,732 | $277 | 37% | 4.9★ (12) | 0.3 mi | AirbnbVrbo |
Luxury Smokey Mountain Haven Townhouse | 3 bd · 4 ba · sleeps 8 | $44,546 | $342 | 36% | 5★ (46) | 0.3 mi | AirbnbVrbo |
Luxe 3BR Townhouse w/Game Room*Close to Dollywood House | 3 bd · 2.5 ba · sleeps 10 | $53,656 | $250 | 59% | 5★ (86) | 0.3 mi | AirbnbVrbo |
Dolly-Themed Luxury Retreat | Hot Tub & Arcade Fun House | 3 bd · 3.5 ba · sleeps 8 | $47,346 | $272 | 48% | 4.5★ (20) | 0.3 mi | 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
Est. revenue
$40,487
NOI
$19,912
Cash flow /mo
$1,659
Cash needed
$641,800
Cash-on-cash (all cash)
3.1%
ROE (yr 1)
5.9%
Cap rate
3.3%
DSCR
—
Year-1 write-off
$109,304
Year-1 tax shield @ 32%
$34,977
Year-1 return on equity
- Cash flow (annual)$19,912
- Principal paydown (n/a, cash)$0
- Appreciation at%$17,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,097
- Platform fees (3% of revenue)$1,215
- Maintenance / capex (5% of revenue)$2,024
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,469
- Insurance (STR-rated)$3,570
Cash needed to close
- Purchase price (all cash)$595,000
- Closing costs (4.0%)$23,800
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,977
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
$527,000
Short-life (5/15-yr)
$85,000 · 16%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 11% (county tax record, market value split) · building $443,000 over 39 years · new furniture $23,000
Based on: 3,800 sq ft, built 1994, 4 bd / 3.5 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list).
IRS-guide safe-harbor floor: $80,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$14,100 new × 40% good × 1.76 allocation
- $10,200
Kitchen countertops (stone)listing
$14,500 new × 40% good × 1.76 allocation
- $4,700
Decorative trimdefault
$6,700 new × 40% good × 1.76 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.76 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.76 allocation
- $6,700
Window coverings (38)default
$9,500 new × 40% good × 1.76 allocation
- $8,600
Carpet, vinyl & laminate (50% of floors)listing
$12,200 new × 40% good × 1.76 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$11,000 new × 40% good × 1.76 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$6,600 new × 40% good × 1.76 allocation
- $2,300
Appliances (range, dishwasher, disposal)listing
$3,200 new × 40% good × 1.76 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$12,800 new × 50% good × 1.76 allocation
- $10,800
Landscaping (typical)default
$12,300 new × 50% good × 1.76 allocation
- $3,300
Patiosdefault
$3,800 new × 50% good × 1.76 allocation
- $3,300
Decks & porches (attached)default
$3,800 new × 50% good × 1.76 allocation
- $339,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$413,300 new × 47% good × 1.76 allocation
- $30,200
Building plumbing & fixturesdefault
$42,900 new × 40% good × 1.76 allocation
- $32,000
Building electrical & lightingdefault
$45,400 new × 40% good × 1.76 allocation
- $30,200
HVACdefault
$42,800 new × 40% good × 1.76 allocation
- $8,600
Hardwood & tile floorsdefault
$12,200 new × 40% good × 1.76 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,200 | $28,700 | $1,400 | $109,300 |
| 2 | $0 | $0 | $11,300 | $11,300 |
| 3 | $0 | $0 | $11,300 | $11,300 |
| 4 | $0 | $0 | $11,300 | $11,300 |
| 5 | $0 | $0 | $11,300 | $11,300 |
| 6+ | $0 | $0 | $395,800 | $395,800 |
| Total | $79,200 | $28,700 | $442,600 | $550,500 |
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.