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1124 Twin Oaks Rd

1124 Twin Oaks Rd

Gatlinburg, TN 37738

$599,900

2 bd · 3 ba · 2,115 sqft · Listed 2d ago

View on Realtor.com →
Rental historyLow confidence

Year built

2005

Sqft

2,115

Lot sqft

18,731

HOA / mo

$52

Furnished

No

List date

2026-09-25T01:55:23Z

Revenue

Annual revenue

$52,954

ADR

$246

Occupancy

59%

Cleaning fees (12 mo)

$9,134

Confidence

Low (39.64), 49 comps

Comp revenue range (p25 / median / p75)

$24,612$47,944$65,672

  • Alpine Getaway

    2 bd · 2 ba · sleeps 4 · 243 ft

    Revenue —ADR $239Occ ≈ —4.5★ (138)

    AirbnbVrbo

  • Gatlinburg | Hot Tub | Pool Table | Scenic Views

    2 bd · 2 ba · sleeps 6 · 243 ft

    Revenue —ADR $213Occ ≈ —3.6★ (106)

    AirbnbVrbo

  • Above Ole Smokys Clouds

    2 bd · 2 ba · sleeps 4 · 315 ft

    Revenue —ADR $287Occ ≈ —4.9★ (7)

    —

  • Hot Tub*2 King Suite*Dog Frndly*Pool Table*Arcade

    2 bd · 3 ba · sleeps 6 · 361 ft

    Revenue —ADR $373Occ ≈ —4.9★ (64)

    AirbnbVrbo

  • Secluded < 5Mi to GSMNP! Fast Wifi, Hot Tub!

    2 bd · 2 ba · sleeps 8 · 381 ft

    Revenue —ADR $243Occ ≈ —4.8★ (288)

    AirbnbVrbo

  • Bears Among Us

    2 bd · 2 ba · sleeps 6 · 394 ft

    Revenue —ADR $269Occ ≈ —4.8★ (58)

    —

  • Friars5th: HotTub • Jacuzzi • 2KingSuites • DollywoodTkt

    2 bd · 2 ba · sleeps 4 · 427 ft

    Revenue —ADR $237Occ ≈ —4.8★ (40)

    AirbnbVrbo

  • Ursa Manor Log Cabin Near Ober Gatlinburg

    2 bd · 2 ba · sleeps 4 · 453 ft

    Revenue —ADR $205Occ ≈ —4.8★ (409)

    AirbnbVrbo

  • Bears Among Us

    2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue —ADR $240Occ ≈ —4.9★ (292)

    AirbnbVrbo

  • Mountain Escape Chalet

    2 bd · 2 ba · sleeps 10 · 0.2 mi

    Revenue —ADR $329Occ ≈ —4.9★ (16)

    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

Est. revenue

$52,954

NOI

$27,153

Cash flow /mo

$2,263

Cash needed

$645,896

Cash-on-cash (all cash)

4.2%

ROE (yr 1)

7.0%

Cap rate

4.5%

DSCR

—

Year-1 write-off

$125,039

Year-1 tax shield @ 32%

$40,013

Year-1 return on equity

  • Cash flow (annual)$27,153
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,997
ROE7.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,591
  • Platform fees (3% of revenue)$1,589
  • Maintenance / capex (5% of revenue)$2,648
  • Utilities & supplies$4,200
  • HOA$624
  • Property tax$2,550
  • Insurance (STR-rated)$3,599

Cash needed to close

  • Purchase price (all cash)$599,900
  • Closing costs (4.0%)$23,996
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,013

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

$521,000

Short-life (5/15-yr)

$102,000 · 20%

Year-1 deduction

$125,000

Year-1 tax shield @ 32%

$40,000

Land 13% (county tax record, market value split) · building $420,000 over 39 years · new furniture $22,000

Based on: 2,115 sq ft, built 2005, 2 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, flooring types, appliance list, septic).

IRS-guide safe-harbor floor: $80,000 in year 1 (11% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,700

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 2.11 allocation

    $8,800

  • Kitchen countertopsdefault

    $8,500 new × 40% good × 2.11 allocation

    $7,200

  • Decorative trimdefault

    $3,700 new × 40% good × 2.11 allocation

    $3,100

  • Mirrorsdefault

    $500 new × 40% good × 2.11 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 2.11 allocation

    $800

  • Window coverings (21)default

    $5,300 new × 40% good × 2.11 allocation

    $4,400

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 58% good × 2.11 allocation

    $9,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 58% good × 2.11 allocation

    $6,000

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.11 allocation

    $6,500

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.11 allocation

    $7,600

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$47,000

  • Paving: driveway & walks (paved)listing

    $9,500 new × 50% good × 2.11 allocation

    $10,000

  • Landscaping (typical)default

    $9,200 new × 50% good × 2.11 allocation

    $9,700

  • Patiosdefault

    $2,100 new × 50% good × 2.11 allocation

    $2,200

  • Decks & porches (attached)listing

    $23,800 new × 50% good × 2.11 allocation

    $25,100
Building, 39-year$419,800

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $229,700 new × 65% good × 2.11 allocation

    $314,800

  • Building plumbing & fixturesdefault

    $23,800 new × 58% good × 2.11 allocation

    $29,100

  • Building electrical & lightingdefault

    $24,100 new × 58% good × 2.11 allocation

    $29,400

  • HVACdefault

    $23,800 new × 40% good × 2.11 allocation

    $20,100

  • Hardwood & tile floorsdefault

    $13,600 new × 40% good × 2.11 allocation

    $11,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.11 allocation

    $2,200

  • Septic systemlisting

    $12,000 new × 50% good × 2.11 allocation

    $12,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$76,700$47,000$1,300$125,000
2$0$0$10,800$10,800
3$0$0$10,800$10,800
4$0$0$10,800$10,800
5$0$0$10,800$10,800
6+$0$0$375,400$375,400
Total$76,700$47,000$419,800$543,500

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: Georgia disallows 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.