380 Paine Lake Dr
Sevierville, TN 37862
$430,000
3 bd · 2 ba · 1,713 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
1,713
Lot sqft
6,098
HOA / mo
$179
Furnished
No
List date
2026-10-15T22:01:35.000000Z
Revenue
Annual revenue
$42,808
ADR
$192
Occupancy
61%
Cleaning fees (12 mo)
$6,936
Confidence
Low (41.06), 32 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $39,039
Westover Park Condo 101 - A Quiet Getaway Near the Great Smoky Mountains
Condominium (condo) · 3 bd · 2 ba · sleeps 8 · 433 ft
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $17,499ADR $197Occ ≈ 24%4.7★ (127)
Peaceful Escape By The Mountains
House · 3 bd · 1.5 ba · sleeps 8 · 0.3 mi
Revenue $10,476ADR $96Occ ≈ 30%5★ (1)
Delisted
Hideaway Cove
Vacation home · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $31,135ADR $286Occ ≈ 30%4.7★ (9)
Cedars Peak Downtown 2 Condos
Apartment · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $64,936ADR $281Occ ≈ 63%—
3BR w/lush views, hot tub, free attraction tickets
House · 3 bd · 3 ba · sleeps 6 · 0.6 mi
Revenue $35,727ADR $305Occ ≈ 32%3.8★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Westover Park Condo 101 - A Quiet Getaway Near the Great Smoky Mountains Condominium (condo)
| 3 bd · 2 ba · sleeps 8 | $17,499 | $197 | 24% | 4.7★ (127) | 433 ft | Vrbo |
Peaceful Escape By The Mountains House | 3 bd · 1.5 ba · sleeps 8 | $10,476 | $96 | 30% | 5★ (1) | 0.3 mi | Delisted |
Fall Specials|Pet Friendly|Hot tub|Gameroom|PS4 Cabin
| 3 bd · 2.5 ba · sleeps 8 | $72,946 | $312 | 64% | 5★ (288) | 0.5 mi | AirbnbVrbo |
Love View Vacation home | 3 bd · 2 ba · sleeps 6 | $74,186 | $294 | 69% | — | 0.5 mi | Booking |
7 Miles to Dollywood * Hot Tub*Modern Retreat Cabin | 3 bd · 2.5 ba · sleeps 8 | $58,966 | $292 | 55% | 5★ (121) | 0.5 mi | AirbnbBooking |
Hideaway Cove Vacation home | 3 bd · 3 ba · sleeps 6 | $31,135 | $286 | 30% | 4.7★ (9) | 0.6 mi | Booking |
Sevierville Group-Friendly Condos Apartment
| 3 bd · 3 ba · sleeps 6 | $77,020 | $287 | 74% | 5★ (10) | 0.6 mi | AirbnbVrbo |
Cedars Peak Downtown 2 Condos Apartment | 3 bd · 3 ba · sleeps 6 | $64,936 | $281 | 63% | — | 0.6 mi | Booking |
3BR w/lush views, hot tub, free attraction tickets House | 3 bd · 3 ba · sleeps 6 | $35,727 | $305 | 32% | 3.8★ (5) | 0.6 mi | Airbnb |
Stunning & Serene Cabin, Sleeps 6・Hot Tub・Grill House | 3 bd · 3 ba · sleeps 6 | $39,039 | $185 | 58% | 3★ (2) | 0.6 mi | AirbnbBooking |
Show 17 more
Luxury Retreat w/ Hot Tub, Arcade, Huge Rec Room
Cabin · 3 bd · 3 ba · sleeps 8 · 0.6 mi
Revenue $54,626ADR $377Occ ≈ 40%5★ (70)
Tranquil Mountain Retreat w/ Indoor Pool
House · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $109,170ADR $494Occ ≈ 61%3★ (2)
3 Decks, Dollywood, GREAT Location, Hot Tub, GSMNP
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $50,680ADR $306Occ ≈ 45%5★ (62)
Tranquil Mountain Retreat w/ Indoor Pool
House · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $93,103ADR $465Occ ≈ 55%5★ (2)
Delisted
Modern Mountain Tranquility by Venture Smoky Mountains
Vacation home · 3 bd · 3 ba · sleeps 10 · 0.7 mi
Revenue $62,813ADR $568Occ ≈ 30%5★ (2)
Hidden Retreat Huge family area. Secluded, private, peaceful, feel nature!
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $17,247ADR $204Occ ≈ 23%4.8★ (12)
A Dolly Good Time with Fireplace and Game Room
Vacation home · 3 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $28,811ADR $234Occ ≈ 34%—
Victorian Grace ...with modern amenities
House · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $18,635ADR $128Occ ≈ 40%4.8★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Daisy's River Log Home w/ Hot tub & Kayaks House
| 3 bd · 1 ba · sleeps 7 | $51,751 | $236 | 60% | 4.8★ (151) | 0.6 mi | AirbnbVrbo |
Luxury Retreat w/ Hot Tub, Arcade, Huge Rec Room Cabin | 3 bd · 3 ba · sleeps 8 | $54,626 | $377 | 40% | 5★ (70) | 0.6 mi | Airbnb |
Great Location, Sleeps 8・Near Parkway・Hot Tub House
| 3 bd · 2.5 ba · sleeps 8 | $25,640 | $213 | 33% | 4.7★ (22) | 0.6 mi | AirbnbVrboBooking |
Beautiful & Cozy Amazing Views, Games rm, Hot Tub! House
| 3 bd · 3 ba · sleeps 9 | $57,481 | $283 | 56% | 4.8★ (307) | 0.6 mi | AirbnbVrboBooking |
Tranquil Mountain Retreat w/ Indoor Pool House | 3 bd · 3 ba · sleeps 10 | $109,170 | $494 | 61% | 3★ (2) | 0.7 mi | Airbnb |
Hideaway Hollow Cabin
| 3 bd · 3 ba · sleeps 8 | $4,862 | $433 | 3% | 5★ (1) | 0.7 mi | AirbnbVrboBooking |
Hidden Retreat 10 minutes from city, but quiet! Guest suite
| 3 bd · 2 ba · sleeps 6 | $17,326 | $212 | 22% | 4.8★ (68) | 0.7 mi | AirbnbVrbo |
★The Hideaway★ | Theater, View, Hot Tub, BBQ Cabin
| 3 bd · 3 ba · sleeps 10 | $35,602 | $315 | 31% | 4.8★ (121) | 0.7 mi | AirbnbVrbo |
3 Decks, Dollywood, GREAT Location, Hot Tub, GSMNP Cabin | 3 bd · 3 ba · sleeps 8 | $50,680 | $306 | 45% | 5★ (62) | 0.7 mi | Airbnb |
Lazy Bear Hideaway House
| 3 bd · 2 ba · sleeps 7 | $22,020 | $203 | 30% | 4.8★ (146) | 0.7 mi | AirbnbVrbo |
Tranquil Mountain Retreat w/ Indoor Pool House | 3 bd · 3 ba · sleeps 10 | $93,103 | $465 | 55% | 5★ (2) | 0.7 mi | Delisted |
Modern Mountain Tranquility by Venture Smoky Mountains Vacation home | 3 bd · 3 ba · sleeps 10 | $62,813 | $568 | 30% | 5★ (2) | 0.7 mi | Booking |
Brooklyn Hide a way House
| 3 bd · 2 ba · sleeps 6 | $47,955 | $189 | 70% | 5★ (58) | 0.7 mi | AirbnbVrbo |
Hidden Retreat Huge family area. Secluded, private, peaceful, feel nature! House
| 3 bd · 2 ba · sleeps 6 | $17,247 | $204 | 23% | 4.8★ (12) | 0.7 mi | Vrbo |
A Dolly Good Time with Fireplace and Game Room Vacation home | 3 bd · 2 ba · sleeps 8 | $28,811 | $234 | 34% | — | 0.7 mi | Booking |
Creekside Cabin w/ Hot Tub: 7 Mi to Pigeon Forge Cabin
| 3 bd · 2 ba · sleeps 10 | $28,331 | $280 | 28% | 4.5★ (2) | 0.7 mi | AirbnbVrboBooking |
Victorian Grace ...with modern amenities House | 3 bd · 2 ba · sleeps 6 | $18,635 | $128 | 40% | 4.8★ (6) | 0.8 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
Est. revenue
$42,808
NOI
$20,722
Cash flow /mo
$1,727
Cash needed
$466,700
Cash-on-cash (all cash)
4.4%
ROE (yr 1)
7.2%
Cap rate
4.8%
DSCR
—
Year-1 write-off
$94,414
Year-1 tax shield @ 32%
$30,212
Year-1 return on equity
- Cash flow (annual)$20,722
- Principal paydown (n/a, cash)$0
- Appreciation at%$12,900
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)$8,562
- Platform fees (3% of revenue)$1,284
- Maintenance / capex (5% of revenue)$2,140
- Utilities & supplies$4,200
- HOA$2,148
- Property tax$1,172
- Insurance (STR-rated)$2,580
Cash needed to close
- Purchase price (all cash)$430,000
- Closing costs (4.0%)$17,200
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,212
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
$395,000
Short-life (5/15-yr)
$75,000 · 19%
Year-1 deduction
$94,000
Year-1 tax shield @ 32%
$30,000
Land 8% (county tax record, market value split) · building $320,000 over 39 years · new furniture $20,000
Based on: 1,713 sq ft, built 2000, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$9,600 new × 40% good × 2.37 allocation
- $7,400
Kitchen countertopsdefault
$7,800 new × 40% good × 2.37 allocation
- $2,800
Decorative trimdefault
$3,000 new × 40% good × 2.37 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.37 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.37 allocation
- $4,000
Window coverings (17)default
$4,300 new × 40% good × 2.37 allocation
- $3,500
Carpet, vinyl & laminate (33% of floors)listing
$3,700 new × 40% good × 2.37 allocation
- $8,500
Kitchen & laundry equipment plumbingdefault
$7,400 new × 48% good × 2.37 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 48% good × 2.37 allocation
- $1,700
Appliances (range)listing
$1,800 new × 40% good × 2.37 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,200
Paving: driveway & walks (paved)listing
$8,600 new × 50% good × 2.37 allocation
- $9,800
Landscaping (typical)default
$8,300 new × 50% good × 2.37 allocation
- $9,100
Patioslisting
$7,700 new × 50% good × 2.37 allocation
- $2,000
Decks & porches (attached)default
$1,700 new × 50% good × 2.37 allocation
- $249,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$185,700 new × 57% good × 2.37 allocation
- $21,900
Building plumbing & fixturesdefault
$19,300 new × 48% good × 2.37 allocation
- $21,600
Building electrical & lightingdefault
$19,000 new × 48% good × 2.37 allocation
- $18,300
HVACdefault
$19,300 new × 40% good × 2.37 allocation
- $7,000
Hardwood & tile floorsdefault
$7,300 new × 40% good × 2.37 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,000 | $31,100 | $300 | $94,400 |
| 2 | $0 | $0 | $8,200 | $8,200 |
| 3 | $0 | $0 | $8,200 | $8,200 |
| 4 | $0 | $0 | $8,200 | $8,200 |
| 5 | $0 | $0 | $8,200 | $8,200 |
| 6+ | $0 | $0 | $287,200 | $287,200 |
| Total | $63,000 | $31,100 | $320,500 | $414,500 |
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: 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.