320 Riverdale Dr
Sevierville, TN 37862
$515,000
3 bd · 3 ba · 2,673 sqft · Listed 2d ago
View on Realtor.com →Year built
1974
Sqft
2,673
Lot sqft
85,378
HOA / mo
None
Furnished
No
List date
2026-11-10T13:48:19.000000Z
Revenue
Annual revenue
$45,349
ADR
$256
Occupancy
49%
Cleaning fees (12 mo)
$5,673
Confidence
Low (37.99), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $36,401
Sundance Retreat - Pet Friendly Mountaintop Cabin
House · 3 bd · 3 ba · sleeps 10 · 0.6 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +5
Revenue $36,401ADR $266Occ ≈ 37%—
Awesome Honey Bear
Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi
Revenue $64,457ADR $254Occ ≈ 70%3.9★ (21)
Lullaby Falls- Hot Tub, WIFI, Near 75 ft Waterfall, Free Attraction Tickets!!!
Chalet · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $64,078ADR $232Occ ≈ 76%—
Pet friendly, king bedrooms, smart TVs, pool table, theater room, and hot tub!
Chalet · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $31,736ADR $181Occ ≈ 48%4.5★ (3)
A Dream Come True cabin
Vacation home · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $56,346ADR $329Occ ≈ 47%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
View Prime Location Min to Pkwy, Dollywood, More Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $6,449 | $334 | 5% | 4★ (1) | 0.4 mi | AirbnbVrboBooking |
Views! Gorgeous New Construction Min to Dollywood! Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $3,694 | $117 | 9% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Sundance Retreat - Pet Friendly Mountaintop Cabin House
| 3 bd · 3 ba · sleeps 10 | $36,401 | $266 | 37% | — | 0.6 mi | Vrbo |
Awesome Honey Bear Cabin | 3 bd · 3 ba · sleeps 8 | $64,457 | $254 | 70% | 3.9★ (21) | 0.7 mi | Booking |
Lullaby Falls- Hot Tub, WIFI, Near 75 ft Waterfall, Free Attraction Tickets!!! Chalet | 3 bd · 2 ba · sleeps 6 | $64,078 | $232 | 76% | — | 0.7 mi | Booking |
Pet friendly, king bedrooms, smart TVs, pool table, theater room, and hot tub! Chalet | 3 bd · 2 ba · sleeps 6 | $31,736 | $181 | 48% | 4.5★ (3) | 0.7 mi | Booking |
A Dream Come True cabin Vacation home | 3 bd · 2 ba · sleeps 7 | $56,346 | $329 | 47% | 5★ (1) | 0.7 mi | 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$45,349
NOI
$23,767
Cash flow /mo
-$835
Cash needed
$168,850
Cash-on-cash
-5.9%
ROE (yr 1)
5.2%
Cap rate
4.6%
DSCR
0.70
Year-1 write-off
$82,316
Year-1 tax shield @ 32%
$26,341
Year-1 return on equity
- Cash flow (annual)-$10,017
- Principal paydown$3,272
- Appreciation at%$15,450
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)$9,070
- Platform fees (3% of revenue)$1,360
- Maintenance / capex (5% of revenue)$2,267
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,594
- Insurance (STR-rated)$3,090
Cash needed to close
- Down payment (25%)$128,750
- Closing costs (4.0%)$20,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,341
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
$307,000
Short-life (5/15-yr)
$63,000 · 20%
Year-1 deduction
$82,000
Year-1 tax shield @ 32%
$26,000
Land 40% (county tax record, market value split) · building $245,000 over 39 years · new furniture $20,000
Based on: 2,673 sq ft, built 1974, 3 bd / 3 ba, unfurnished, listing features (fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (14% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,300
Kitchen cabinetsdefault
$11,700 new × 40% good × 1.56 allocation
- $5,900
Kitchen countertopsdefault
$9,500 new × 40% good × 1.56 allocation
- $2,900
Decorative trimdefault
$4,700 new × 40% good × 1.56 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.56 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.56 allocation
- $4,200
Window coverings (27)default
$6,800 new × 40% good × 1.56 allocation
- $7,100
Carpet, vinyl & laminate (67% of floors)listing
$11,500 new × 40% good × 1.56 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$9,100 new × 40% good × 1.56 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 40% good × 1.56 allocation
- $2,400
Appliances (range, microwave, dishwasher, disposal)listing
$3,900 new × 40% good × 1.56 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,400
Paving: driveway & walks (paved)default
$13,400 new × 50% good × 1.56 allocation
- $8,000
Landscaping (typical)default
$10,300 new × 50% good × 1.56 allocation
- $2,100
Patiosdefault
$2,600 new × 50% good × 1.56 allocation
- $2,100
Decks & porches (attached)default
$2,600 new × 50% good × 1.56 allocation
- $180,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$290,400 new × 40% good × 1.56 allocation
- $18,800
Building plumbing & fixturesdefault
$30,100 new × 40% good × 1.56 allocation
- $19,400
Building electrical & lightingdefault
$31,200 new × 40% good × 1.56 allocation
- $18,800
HVACdefault
$30,100 new × 40% good × 1.56 allocation
- $3,600
Hardwood & tile floorsdefault
$5,700 new × 40% good × 1.56 allocation
- $3,300
Fireplaces (2)listing
$5,300 new × 40% good × 1.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,500 | $22,600 | $300 | $82,300 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $219,300 | $219,300 |
| Total | $59,500 | $22,600 | $244,700 | $326,700 |
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.