Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

1123 Towering Oaks Dr

Sevierville, TN 37876

$439,000

2 bd · 1.5 ba · 1,488 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

2006

Sqft

1,488

Lot sqft

436

HOA / mo

$160

Furnished

List date

2026-10-29T18:16:23.000000Z

Revenue

Annual revenue

$49,211

ADR

$195

Occupancy

69%

Cleaning fees (12 mo)

$10,352

Confidence

Low (47.23), 26 comps

Comp revenue range (p25 / median / p75)

$24,589$39,756$57,614

Median revenue of shown comps: $30,890

Mountain Life - Ask About Free Attraction Tickets!
Cabin · 2 bd · 2 ba · sleeps 6 · 121 ft
Revenue $68,741ADR $251Occ ≈ 75%4.5★ (20)
Airbnb Vrbo Booking
Gnome Away from Gnome
Cabin · 2 bd · 2 ba · sleeps 6 · 210 ft
Revenue $25,819ADR $192Occ ≈ 37%5★ (147)
Airbnb Vrbo
Luxury Clean Cabin, 2 King Suites, Bunkbed, Hot Tub, Game Room, Sleeps 6
Cabin · 2 bd · 2 ba · sleeps 6 · 210 ft
Revenue $48,547ADR $248Occ ≈ 54%5★ (182)
Vrbo
2 King Suites | Hot Tub • Game Room • Pool Access
Cabin · 2 bd · 2 ba · sleeps 6 · 226 ft
Revenue $30,890ADR $226Occ ≈ 37%5★ (28)
Airbnb Vrbo
Unique Mtn View Cabin, Sleeps 8・Hot Tub・Air Hockey
Cabin · 2 bd · 2 ba · sleeps 8 · 282 ft
Revenue $18,428ADR $139Occ ≈ 36%—
Airbnb Vrbo
Just Hanging Around
Cabin · 2 bd · 2 ba · sleeps 8 · 335 ft
Revenue $20,325ADR $207Occ ≈ 27%5★ (2)
Airbnb Vrbo Booking
Smoky Mountain Cabin with Hot Tub & Game Room
Cabin · 2 bd · 2 ba · sleeps 8 · 400 ft
Revenue $46,343ADR $221Occ ≈ 57%4.7★ (287)
Airbnb Vrbo Booking
It’s Fall, Y’all! Hot Tub, Game Room & King Suites
Cabin · 2 bd · 2 ba · sleeps 4 · 400 ft
Revenue $63,322ADR $226Occ ≈ 77%5★ (105)
Airbnb Vrbo
Turtle Dove Cabin
Cabin · 2 bd · 2.5 ba · sleeps 6 · 446 ft
Revenue $54,417ADR $247Occ ≈ 60%5★ (427)
Airbnb Vrbo
Second Sunrise | Smoky Cabin w/ Hot Tub Pool Table
Cabin · 2 bd · 2 ba · sleeps 6 · 456 ft
Revenue $29,326ADR $281Occ ≈ 29%4.2★ (68)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mountain Life - Ask About Free Attraction Tickets! Cabin	2 bd · 2 ba · sleeps 6	$68,741	$251	75%	4.5★ (20)	121 ft	Airbnb Vrbo Booking
Gnome Away from Gnome Cabin	2 bd · 2 ba · sleeps 6	$25,819	$192	37%	5★ (147)	210 ft	Airbnb Vrbo
Luxury Clean Cabin, 2 King Suites, Bunkbed, Hot Tub, Game Room, Sleeps 6 Cabin	2 bd · 2 ba · sleeps 6	$48,547	$248	54%	5★ (182)	210 ft	Vrbo
2 King Suites \| Hot Tub • Game Room • Pool Access Cabin	2 bd · 2 ba · sleeps 6	$30,890	$226	37%	5★ (28)	226 ft	Airbnb Vrbo
Unique Mtn View Cabin, Sleeps 8・Hot Tub・Air Hockey Cabin	2 bd · 2 ba · sleeps 8	$18,428	$139	36%	—	282 ft	Airbnb Vrbo
Just Hanging Around Cabin	2 bd · 2 ba · sleeps 8	$20,325	$207	27%	5★ (2)	335 ft	Airbnb Vrbo Booking
Smoky Mountain Cabin with Hot Tub & Game Room Cabin	2 bd · 2 ba · sleeps 8	$46,343	$221	57%	4.7★ (287)	400 ft	Airbnb Vrbo Booking
It’s Fall, Y’all! Hot Tub, Game Room & King Suites Cabin	2 bd · 2 ba · sleeps 4	$63,322	$226	77%	5★ (105)	400 ft	Airbnb Vrbo
Turtle Dove Cabin Cabin	2 bd · 2.5 ba · sleeps 6	$54,417	$247	60%	5★ (427)	446 ft	Airbnb Vrbo
Second Sunrise \| Smoky Cabin w/ Hot Tub Pool Table Cabin	2 bd · 2 ba · sleeps 6	$29,326	$281	29%	4.2★ (68)	456 ft	Airbnb Vrbo

Show 11 more

Rustic Retreat – Jacuzzi, Fireplaces & Views
Vacation home · 2 bd · 2 ba · sleeps 4 · 482 ft
Revenue $58,680ADR $230Occ ≈ 70%5★ (1)
Booking
Gorgeous Views, 2 King Suites, Hot Tub, Arcade
Cabin · 2 bd · 2.5 ba · sleeps 8 · 512 ft
Revenue $85,340ADR $280Occ ≈ 84%5★ (99)
Airbnb Vrbo
S’more the Merrier | Views, Hot Tub, & Game Loft
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $24,163ADR $221Occ ≈ 30%5★ (19)
Airbnb Vrbo
Grill, Game Room, Hot Tub, 2 King Suites!
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $66,176ADR $237Occ ≈ 76%5★ (39)
Airbnb
Zip-A-Dee-Doo! |Hot Tub| Zip Lines | Free Tickets!
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $39,866ADR $228Occ ≈ 48%4.5★ (160)
Airbnb Vrbo Booking
Smoky Mountain Luxury Cabin + Game Room + Hot Tub
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $24,581ADR $240Occ ≈ 28%4.8★ (116)
Airbnb Vrbo
Resort pool, hot tub, game room, 2 king masters
Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $50,544ADR $219Occ ≈ 63%4.8★ (49)
Airbnb Vrbo
2BR Cabin with Hot Tub and Resort Pool Access
House · 2 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $23,943ADR $265Occ ≈ 25%5★ (1)
Airbnb Vrbo
Hideaway Haven Cabin Rental
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $2,465ADR $199Occ ≈ 3%—
Vrbo
"Hideaway Haven" 2 Bedroom Cabin
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $29,661ADR $434Occ ≈ 19%—
Airbnb
Cozy, Dog Friendly w/yard minutes from parkway!
House · 2 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $24,039ADR $151Occ ≈ 44%5★ (387)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Rustic Retreat – Jacuzzi, Fireplaces & Views Vacation home	2 bd · 2 ba · sleeps 4	$58,680	$230	70%	5★ (1)	482 ft	Booking
Gorgeous Views, 2 King Suites, Hot Tub, Arcade Cabin	2 bd · 2.5 ba · sleeps 8	$85,340	$280	84%	5★ (99)	512 ft	Airbnb Vrbo
S’more the Merrier \| Views, Hot Tub, & Game Loft Cabin	2 bd · 2.5 ba · sleeps 8	$24,163	$221	30%	5★ (19)	0.1 mi	Airbnb Vrbo
Grill, Game Room, Hot Tub, 2 King Suites! Cabin	2 bd · 2 ba · sleeps 6	$66,176	$237	76%	5★ (39)	0.1 mi	Airbnb
Zip-A-Dee-Doo! \|Hot Tub\| Zip Lines \| Free Tickets! Cabin	2 bd · 2.5 ba · sleeps 8	$39,866	$228	48%	4.5★ (160)	0.1 mi	Airbnb Vrbo Booking
Smoky Mountain Luxury Cabin + Game Room + Hot Tub Cabin	2 bd · 2 ba · sleeps 8	$24,581	$240	28%	4.8★ (116)	0.1 mi	Airbnb Vrbo
Resort pool, hot tub, game room, 2 king masters Cabin	2 bd · 2.5 ba · sleeps 8	$50,544	$219	63%	4.8★ (49)	0.1 mi	Airbnb Vrbo
2BR Cabin with Hot Tub and Resort Pool Access House	2 bd · 2 ba · sleeps 8	$23,943	$265	25%	5★ (1)	0.2 mi	Airbnb Vrbo
Hideaway Haven Cabin Rental Cabin	2 bd · 2 ba · sleeps 6	$2,465	$199	3%	—	0.2 mi	Vrbo
"Hideaway Haven" 2 Bedroom Cabin House	2 bd · 2 ba · sleeps 6	$29,661	$434	19%	—	0.2 mi	Airbnb
Cozy, Dog Friendly w/yard minutes from parkway! House	2 bd · 1 ba · sleeps 6	$24,039	$151	44%	5★ (387)	0.7 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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

Est. revenue

$49,211

NOI

$24,727

Cash flow /mo

-$353

Cash needed

$149,310

Cash-on-cash

-2.8%

ROE (yr 1)

7.8%

Cap rate

5.6%

DSCR

0.85

Year-1 write-off

$103,297

Year-1 tax shield @ 32%

$33,055

Year-1 return on equity

Cash flow (annual)-$4,237
Principal paydown$2,756
Appreciation at%$13,170

ROE7.8%

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)$9,842
Platform fees (3% of revenue)$1,476
Maintenance / capex (5% of revenue)$2,461
Utilities & supplies$4,200
HOA$1,920
Property tax$1,951
Insurance (STR-rated)$2,634

Cash needed to close

Down payment (25%)$109,750
Closing costs (4.0%)$17,560
Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

Tax shield @ 32%$33,055

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

$379,000

Short-life (5/15-yr)

$81,000 · 21%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 14% (county tax record, market value split) · building $298,000 over 39 years · new furniture $22,000

Based on: 1,488 sq ft, built 2006, 2 bd / 1.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $68,000 in year 1 (12% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$71,000

Kitchen cabinetsdefault
$9,100 new × 40% good × 2.13 allocation
$7,700
Kitchen countertopsdefault
$7,400 new × 40% good × 2.13 allocation
$6,300
Decorative trimdefault
$2,600 new × 40% good × 2.13 allocation
$2,200
Mirrorsdefault
$200 new × 40% good × 2.13 allocation
$100
Shelvingdefault
$900 new × 40% good × 2.13 allocation
$800
Window coverings (15)default
$3,800 new × 40% good × 2.13 allocation
$3,200
Kitchen & laundry equipment plumbingdefault
$7,100 new × 60% good × 2.13 allocation
$9,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 60% good × 2.13 allocation
$5,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.13 allocation
$6,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.13 allocation
$7,700
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$32,000

Paving: driveway & walks (paved)default
$8,000 new × 50% good × 2.13 allocation
$8,500
Landscaping (minimal)listing
$3,800 new × 50% good × 2.13 allocation
$4,100
Patiosdefault
$1,500 new × 50% good × 2.13 allocation
$1,600
Decks & porches (attached)listing
$16,700 new × 50% good × 2.13 allocation
$17,800

Building, 39-year$298,100

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$161,500 new × 67% good × 2.13 allocation
$229,200
Building plumbing & fixturesdefault
$16,700 new × 60% good × 2.13 allocation
$21,300
Building electrical & lightingdefault
$16,100 new × 60% good × 2.13 allocation
$20,600
HVACdefault
$16,800 new × 40% good × 2.13 allocation
$14,300
Hardwood & tile floorsdefault
$9,600 new × 40% good × 2.13 allocation
$8,200
Fireplaces (2)listing
$5,300 new × 40% good × 2.13 allocation
$4,500

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$71,000	$32,000	$300	$103,300
2	$0	$0	$7,600	$7,600
3	$0	$0	$7,600	$7,600
4	$0	$0	$7,600	$7,600
5	$0	$0	$7,600	$7,600
6+	$0	$0	$267,200	$267,200
Total	$71,000	$32,000	$298,100	$401,000

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.