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3446 Quail Way

3446 Quail Way

Sevierville, TN 37862

$1,089,000

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

View on Realtor.com →
Low confidence

Year built

1995

Sqft

3,300

Lot sqft

104,544

HOA / mo

$54

Furnished

No

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)

    AirbnbVrbo

  • 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)

    AirbnbVrbo

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

Est. revenue

$80,312

NOI

$43,842

Cash flow /mo

$3,653

Cash needed

$1,168,560

Cash-on-cash (all cash)

3.8%

ROE (yr 1)

6.5%

Cap rate

4.0%

DSCR

—

Year-1 write-off

$239,098

Year-1 tax shield @ 32%

$76,511

Year-1 return on equity

  • Cash flow (annual)$43,842
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$32,670
ROE6.5%

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

  • Purchase price (all cash)$1,089,000
  • 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

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.