2336 Breezy Rd

Sevierville, TN 37876

$693,200

3 bd · 3.5 ba · 2,691 sqft · Listed 1d ago

View on Realtor.com →

Year built

2006

Sqft

2,691

Lot sqft

29,185

HOA / mo

None

Furnished

List date

2026-10-16T13:21:14.000000Z

Revenue

Annual revenue

$45,159

ADR

$191

Occupancy

65%

Cleaning fees (12 mo)

$8,953

Confidence

Low (40.95), 24 comps

Comp revenue range (p25 / median / p75)

$30,872$65,464$80,497

Median revenue of shown comps: $67,882

Storyteller - 3 Bed 3.5 Bath cabin near Gatlinburg
Vacation home · 3 bd · 4 ba · sleeps 6 · 30 ft
Revenue $9,822ADR $178Occ ≈ 15%—
Booking
Ravens Roost- Sevierville, TN!
Cabin · 3 bd · 3.5 ba · sleeps 6 · 272 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $65,447ADR $313Occ ≈ 57%5★ (67)
Airbnb Vrbo
Storyteller - 3 Bed 3.5 Bath cabin near Gatlinburg
Cabin · 3 bd · 3.5 ba · sleeps 10 · 345 ft
Revenue $80,060ADR $326Occ ≈ 67%4.8★ (104)
Airbnb
Smoky Mountain View Hot Tub Pigeon Forge Dollywood
Cabin · 3 bd · 3.5 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $79,700ADR $254Occ ≈ 86%4.8★ (238)
Airbnb Vrbo Booking
Huge 3Bd Retreat w/ Views! Pool Table, Hot Tub
Cabin · 3 bd · 2.5 ba · sleeps 10 · 0.2 mi
Revenue $81,806ADR $273Occ ≈ 82%4.8★ (146)
Airbnb
Fall VIEWS, HotTub, Handicap Accessible!
Cabin · 3 bd · 3 ba · sleeps 9 · 0.3 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $71,713ADR $345Occ ≈ 57%5★ (209)
Airbnb Vrbo Booking
Mountain Music, $560 FREE tickets each paid day
Cabin · 3 bd · 3 ba · sleeps 10 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $70,316ADR $303Occ ≈ 64%4.8★ (42)
Airbnb Vrbo
Son of a Gun Cabin HotTub/PoolTable Gatlinburg
House · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $25,448ADR $275Occ ≈ 25%5★ (28)
Airbnb Vrbo
‘Quiet Nights Retreat’ - Hot Tub, Pool Table, WiFi
House · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
Revenue $31,691ADR $358Occ ≈ 24%4.8★ (99)
Airbnb Booking
Budget-Friendly | Mountain Views, Game Room, Hot T
Cabin · 3 bd · 4 ba · sleeps 10 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $140,722ADR $546Occ ≈ 71%4.8★ (29)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Storyteller - 3 Bed 3.5 Bath cabin near Gatlinburg Vacation home	3 bd · 4 ba · sleeps 6	$9,822	$178	15%	—	30 ft	Booking
Ravens Roost- Sevierville, TN! Cabin Hot tub A/C Free parking Wifi +5	3 bd · 3.5 ba · sleeps 6	$65,447	$313	57%	5★ (67)	272 ft	Airbnb Vrbo
Storyteller - 3 Bed 3.5 Bath cabin near Gatlinburg Cabin	3 bd · 3.5 ba · sleeps 10	$80,060	$326	67%	4.8★ (104)	345 ft	Airbnb
Smoky Mountain View Hot Tub Pigeon Forge Dollywood Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3.5 ba · sleeps 8	$79,700	$254	86%	4.8★ (238)	0.1 mi	Airbnb Vrbo Booking
Huge 3Bd Retreat w/ Views! Pool Table, Hot Tub Cabin	3 bd · 2.5 ba · sleeps 10	$81,806	$273	82%	4.8★ (146)	0.2 mi	Airbnb
Fall VIEWS, HotTub, Handicap Accessible! Cabin Hot tub Pool A/C Free parking +6	3 bd · 3 ba · sleeps 9	$71,713	$345	57%	5★ (209)	0.3 mi	Airbnb Vrbo Booking
Mountain Music, $560 FREE tickets each paid day Cabin Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 10	$70,316	$303	64%	4.8★ (42)	0.4 mi	Airbnb Vrbo
Son of a Gun Cabin HotTub/PoolTable Gatlinburg House Hot tub A/C Free parking Wifi +4	3 bd · 2.5 ba · sleeps 8	$25,448	$275	25%	5★ (28)	0.4 mi	Airbnb Vrbo
‘Quiet Nights Retreat’ - Hot Tub, Pool Table, WiFi House	3 bd · 2.5 ba · sleeps 8	$31,691	$358	24%	4.8★ (99)	0.4 mi	Airbnb Booking
Budget-Friendly \| Mountain Views, Game Room, Hot T Cabin Hot tub Pool A/C Free parking +5	3 bd · 4 ba · sleeps 10	$140,722	$546	71%	4.8★ (29)	0.5 mi	Airbnb Vrbo Booking

Show 2 more

Cozy MTN Cottage stunning fall views
Cottage · 3 bd · 3 ba · sleeps 7 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $17,345ADR $246Occ ≈ 19%4.8★ (80)
Airbnb Vrbo
Hunter Hill Haven - Pet Friendly, Hot Tub, Game RM
Cabin · 3 bd · 3 ba · sleeps 10 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $49,845ADR $296Occ ≈ 46%4.8★ (28)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy MTN Cottage stunning fall views Cottage Hot tub A/C Free parking Wifi +4	3 bd · 3 ba · sleeps 7	$17,345	$246	19%	4.8★ (80)	0.6 mi	Airbnb Vrbo
Hunter Hill Haven - Pet Friendly, Hot Tub, Game RM Cabin Hot tub A/C Free parking Pets OK +5	3 bd · 3 ba · sleeps 10	$49,845	$296	46%	4.8★ (28)	0.7 mi	Airbnb Vrbo Booking

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$45,159

NOI

$21,582

Cash flow /mo

$1,799

Cash needed

$746,428

Cash-on-cash (all cash)

2.9%

ROE (yr 1)

5.7%

Cap rate

3.1%

DSCR

—

Year-1 write-off

$138,629

Year-1 tax shield @ 32%

$44,361

Year-1 return on equity

Cash flow (annual)$21,582
Principal paydown (n/a, cash)$0
Appreciation at%$20,796

ROE5.7%

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)$9,032
Platform fees (3% of revenue)$1,355
Maintenance / capex (5% of revenue)$2,258
Utilities & supplies$4,200
HOA$0
Property tax$2,573
Insurance (STR-rated)$4,159

Cash needed to close

Purchase price (all cash)$693,200
Closing costs (4.0%)$27,728
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$44,361

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

$629,000

Short-life (5/15-yr)

$113,000 · 18%

Year-1 deduction

$139,000

Year-1 tax shield @ 32%

$44,000

Land 9% (county tax record, market value split) · building $517,000 over 39 years · new furniture $26,000

Based on: 2,691 sq ft, built 2006, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $86,000 in year 1 (10% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$84,000

Kitchen cabinetsdefault
$11,700 new × 40% good × 2.00 allocation
$9,400
Kitchen countertopsdefault
$9,600 new × 40% good × 2.00 allocation
$7,700
Decorative trimdefault
$4,700 new × 40% good × 2.00 allocation
$3,800
Mirrorsdefault
$500 new × 40% good × 2.00 allocation
$400
Shelvingdefault
$1,200 new × 40% good × 2.00 allocation
$1,000
Window coverings (27)default
$6,800 new × 40% good × 2.00 allocation
$5,400
Kitchen & laundry equipment plumbingdefault
$9,100 new × 60% good × 2.00 allocation
$10,900
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 60% good × 2.00 allocation
$6,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.00 allocation
$6,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.00 allocation
$7,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$54,100

Paving: driveway & walks (paved)default
$10,800 new × 50% good × 2.00 allocation
$10,800
Landscaping (typical)default
$10,300 new × 50% good × 2.00 allocation
$10,400
Patiosdefault
$2,700 new × 50% good × 2.00 allocation
$2,700
Decks & porches (attached)listing
$30,300 new × 50% good × 2.00 allocation
$30,300

Building, 39-year$516,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$292,400 new × 67% good × 2.00 allocation
$390,400
Building plumbing & fixturesdefault
$30,300 new × 60% good × 2.00 allocation
$36,400
Building electrical & lightingdefault
$31,400 new × 60% good × 2.00 allocation
$37,700
HVACdefault
$30,300 new × 40% good × 2.00 allocation
$24,300
Hardwood & tile floorsdefault
$17,300 new × 40% good × 2.00 allocation
$13,900
Fireplacelisting
$2,600 new × 40% good × 2.00 allocation
$2,100
Septic systemlisting
$12,000 new × 50% good × 2.00 allocation
$12,000

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	$84,000	$54,100	$600	$138,600
2	$0	$0	$13,300	$13,300
3	$0	$0	$13,300	$13,300
4	$0	$0	$13,300	$13,300
5	$0	$0	$13,300	$13,300
6+	$0	$0	$463,300	$463,300
Total	$84,000	$54,100	$516,800	$654,900

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.