Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

3446 Quail Way

Sevierville, TN 37862

$1,089,000

6 bd · 5 ba · 3,300 sqft · Listed 2d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

1995

Sqft

3,300

Lot sqft

104,544

HOA / mo

$54

Furnished

List date

2026-11-10T15:18:12.000000Z

Revenue

Annual revenue

$80,312

ADR

$368

Occupancy

60%

Cleaning fees (12 mo)

$11,887

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$70,122$87,973$97,274

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $87,973

Views-Secluded-WiFi-GameRm-FirePit, Swim Pool acc.
Cabin · 6 bd · 5 ba · sleeps 16 · 256 ft
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $93,343ADR $571Occ ≈ 45%4.9★ (190)
Airbnb Vrbo
Mississippi Mockingbird
Vacation home · 6 bd · 4 ba · sleeps 12 · 0.2 mi
Revenue $32,683ADR $306Occ ≈ 29%4.5★ (14)
Booking
Family Adventure Lodge
Vacation home · 6 bd · 4 ba · sleeps 15 · 0.6 mi
Revenue $109,067ADR $405Occ ≈ 74%—
Booking
5 King Suites, Hot Tub, Mountain Views
Cabin · 5 bd · 6 ba · sleeps 12 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +6
Revenue $82,602ADR $510Occ ≈ 44%4.7★ (144)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Views-Secluded-WiFi-GameRm-FirePit, Swim Pool acc. Cabin Hot tub Pool A/C Free parking +6	6 bd · 5 ba · sleeps 16	$93,343	$571	45%	4.9★ (190)	256 ft	Airbnb Vrbo
Mississippi Mockingbird Vacation home	6 bd · 4 ba · sleeps 12	$32,683	$306	29%	4.5★ (14)	0.2 mi	Booking
Family Adventure Lodge Vacation home	6 bd · 4 ba · sleeps 15	$109,067	$405	74%	—	0.6 mi	Booking
5 King Suites, Hot Tub, Mountain Views Cabin Hot tub A/C Free parking Pets OK +6	5 bd · 6 ba · sleeps 12	$82,602	$510	44%	4.7★ (144)	0.7 mi	Airbnb Vrbo

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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$80,312

NOI

$43,842

Cash flow /mo

-$2,300

Cash needed

$351,810

Cash-on-cash

-7.8%

ROE (yr 1)

3.4%

Cap rate

4.0%

DSCR

0.61

Year-1 write-off

$239,098

Year-1 tax shield @ 32%

$76,511

Year-1 return on equity

Cash flow (annual)-$27,597
Principal paydown$6,918
Appreciation at%$32,670

ROE3.4%

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)$16,062
Platform fees (3% of revenue)$2,409
Maintenance / capex (5% of revenue)$4,016
Utilities & supplies$4,200
HOA$648
Property tax$2,601
Insurance (STR-rated)$6,534

Cash needed to close

Down payment (25%)$272,250
Closing costs (4.0%)$43,560
Furnishing (bought new)$36,000

Tax savings if the STR loophole applies

Tax shield @ 32%$76,511

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

$977,000

Short-life (5/15-yr)

$202,000 · 21%

Year-1 deduction

$239,000

Year-1 tax shield @ 32%

$77,000

Land 10% (county tax record, market value split) · building $775,000 over 39 years · new furniture $36,000

Based on: 3,300 sq ft, built 1995, 6 bd / 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: $135,000 in year 1 (10% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$133,100

Kitchen cabinetsdefault
$13,000 new × 40% good × 3.30 allocation
$17,200
Kitchen countertopsdefault
$10,700 new × 40% good × 3.30 allocation
$14,100
Decorative trimdefault
$5,800 new × 40% good × 3.30 allocation
$7,600
Mirrorsdefault
$800 new × 40% good × 3.30 allocation
$1,000
Shelvingdefault
$2,100 new × 40% good × 3.30 allocation
$2,800
Window coverings (33)default
$8,300 new × 40% good × 3.30 allocation
$10,900
Kitchen & laundry equipment plumbingdefault
$10,100 new × 40% good × 3.30 allocation
$13,400
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 40% good × 3.30 allocation
$8,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.30 allocation
$10,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.30 allocation
$11,900
Furniture bought newlisting
$30,000 new × 100% good · bought separately
$30,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$105,200

Paving: driveway & walks (paved)default
$11,900 new × 50% good × 3.30 allocation
$19,700
Landscaping (typical)default
$11,500 new × 50% good × 3.30 allocation
$18,900
Patiosdefault
$3,300 new × 50% good × 3.30 allocation
$5,400
Decks & porches (attached)listing
$37,100 new × 50% good × 3.30 allocation
$61,300

Building, 39-year$775,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$357,700 new × 48% good × 3.30 allocation
$570,600
Building plumbing & fixturesdefault
$37,200 new × 40% good × 3.30 allocation
$49,100
Building electrical & lightingdefault
$39,100 new × 40% good × 3.30 allocation
$51,600
HVACdefault
$37,200 new × 40% good × 3.30 allocation
$49,100
Hardwood & tile floorsdefault
$21,200 new × 40% good × 3.30 allocation
$28,000
Fireplaces (2)listing
$5,300 new × 40% good × 3.30 allocation
$6,900
Septic systemlisting
$12,000 new × 50% good × 3.30 allocation
$19,800

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	$133,100	$105,200	$800	$239,100
2	$0	$0	$19,900	$19,900
3	$0	$0	$19,900	$19,900
4	$0	$0	$19,900	$19,900
5	$0	$0	$19,900	$19,900
6+	$0	$0	$694,900	$694,900
Total	$133,100	$105,200	$775,200	$1,013,500

The building's share of the price ($977,000) is 3.3x our depreciated replacement cost of the home ($296,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.