1142 S Gregory Valley Dr
Sevierville, TN 37876
$370,000
3 bd · 2 ba · 1,804 sqft · Listed 2d ago
View on Realtor.com →Year built
2015
Sqft
1,804
Lot sqft
7,841
HOA / mo
None
Furnished
No
List date
2026-11-10T06:45:30.000000Z
Revenue
Annual revenue
$37,382
ADR
$179
Occupancy
57%
Cleaning fees (12 mo)
$9,013
Confidence
Med (66.73), 7 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,440
Unique cabin with amazing mountain views, pond access, wifi, & close to shopping
Cabin · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $41,561ADR $219Occ ≈ 52%—
Delisted
Family Farmhouse on Horse/Cattle Farm
Farm stay · 3 bd · 2 ba · sleeps 10 · 2.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $56,217ADR $200Occ ≈ 77%4.8★ (475)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Private Hot Tub: Serene Family Home in Sevierville House
| 3 bd · 2.5 ba · sleeps 6 | $18,708 | $269 | 19% | 4.7★ (17) | 0.5 mi | AirbnbVrboBooking |
Unique cabin with amazing mountain views, pond access, wifi, & close to shopping Cabin | 3 bd · 2 ba · sleeps 6 | $41,561 | $219 | 52% | — | 1.8 mi | Delisted |
Fireplace Nights, Game Room Fun, Private Hot tub Cabin
| 3 bd · 2 ba · sleeps 6 | $27,239 | $200 | 37% | 4★ (15) | 1.8 mi | AirbnbVrboBooking |
Woodland Chalet - Hike Trails on 6 Private Acres Cabin | 3 bd · 2 ba · sleeps 6 | $41,138 | $203 | 56% | 3.9★ (66) | 1.8 mi | AirbnbBooking |
Peaceful Sevierville Home w/ Private Hot Tub! House
| 3 bd · 3 ba · sleeps 8 | $39,742 | $219 | 50% | 4.4★ (80) | 2.0 mi | AirbnbVrboBooking |
Family Farmhouse on Horse/Cattle Farm Farm stay
| 3 bd · 2 ba · sleeps 10 | $56,217 | $200 | 77% | 4.8★ (475) | 2.0 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$37,382
NOI
$19,804
Cash flow /mo
-$372
Cash needed
$126,800
Cash-on-cash
-3.5%
ROE (yr 1)
7.1%
Cap rate
5.4%
DSCR
0.82
Year-1 write-off
$77,599
Year-1 tax shield @ 32%
$24,832
Year-1 return on equity
- Cash flow (annual)-$4,468
- Principal paydown$2,351
- Appreciation at%$11,100
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)$7,476
- Platform fees (3% of revenue)$1,121
- Maintenance / capex (5% of revenue)$1,869
- Utilities & supplies$4,200
- HOA$0
- Property tax$691
- Insurance (STR-rated)$2,220
Cash needed to close
- Down payment (25%)$92,500
- Closing costs (4.0%)$14,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,832
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
$311,000
Short-life (5/15-yr)
$58,000 · 19%
Year-1 deduction
$78,000
Year-1 tax shield @ 32%
$25,000
Land 16% (county tax record, market value split) · building $253,000 over 39 years · new furniture $20,000
Based on: 1,804 sq ft, built 2015, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $50,000 in year 1 (10% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$9,800 new × 56% good × 1.21 allocation
- $5,400
Kitchen countertopsdefault
$8,000 new × 56% good × 1.21 allocation
- $2,100
Decorative trimdefault
$3,200 new × 56% good × 1.21 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 1.21 allocation
- $800
Shelvingdefault
$1,200 new × 56% good × 1.21 allocation
- $2,200
Window coverings (18)default
$4,500 new × 40% good × 1.21 allocation
- $7,200
Kitchen & laundry equipment plumbingdefault
$7,600 new × 78% good × 1.21 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 78% good × 1.21 allocation
- $3,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.21 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Paving: driveway & walks (paved)default
$8,800 new × 56% good × 1.21 allocation
- $5,800
Landscaping (typical)default
$8,500 new × 56% good × 1.21 allocation
- $1,200
Patiosdefault
$1,800 new × 56% good × 1.21 allocation
- $12,300
Decks & porches (attached)listing
$20,300 new × 50% good × 1.21 allocation
- $193,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$195,600 new × 82% good × 1.21 allocation
- $19,200
Building plumbing & fixturesdefault
$20,300 new × 78% good × 1.21 allocation
- $19,000
Building electrical & lightingdefault
$20,100 new × 78% good × 1.21 allocation
- $11,100
HVACdefault
$20,300 new × 45% good × 1.21 allocation
- $7,900
Hardwood & tile floorsdefault
$11,600 new × 56% good × 1.21 allocation
- $1,800
Fireplacelisting
$2,600 new × 56% good × 1.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $52,100 | $25,200 | $300 | $77,600 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $226,500 | $226,500 |
| Total | $52,100 | $25,200 | $252,700 | $330,000 |
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.