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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

1265 Jayell Rd

1265 Jayell Rd

Sevierville, TN 37862

$285,000

2 bd · 1 ba · 1,185 sqft · Listed 1d ago

View on Realtor.com →

Year built

1950

Sqft

1,185

Lot sqft

30,056

HOA / mo

None

Furnished

No

List date

2026-10-11T21:13:51.000000Z

Revenue

Annual revenue

$46,262

ADR

$189

Occupancy

67%

Cleaning fees (12 mo)

$8,905

Confidence

Low (40.03), 24 comps

Comp revenue range (p25 / median / p75)

$29,231$36,186$63,577

Median revenue of shown comps: $36,186

  • Wildflower Lodge 3 Farmhouse, Dollywood 1.5 miles. Now open

    Farmhouse · 2 bd · 1 ba · sleeps 4 · 0.1 mi

    Revenue $22,851ADR $218Occ ≈ 29%5★ (3)

    Vrbo

  • Heaven at Dollywood Hot Tub + Arcade+ SO MUCH MORE

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $57,534ADR $237Occ ≈ 67%4.9★ (85)

    AirbnbVrbo

  • Elegant- 2 miles to Dollywood- Arcades & More

    Cottage · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $34,528ADR $166Occ ≈ 57%5★ (171)

    AirbnbVrboBooking

  • Charming Lodge 1.5 to Dollywood

    House · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $35,086ADR $158Occ ≈ 61%5★ (74)

    AirbnbVrbo

  • 2 miles to Dollywood -Awesome for Families-Arcades

    Townhouse · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi

    Revenue $34,186ADR $171Occ ≈ 55%5★ (243)

    AirbnbVrbo

  • RARE - 2 miles to Dollywood - Arcades & Much More

    Townhouse · 2 bd · 1.5 ba · sleeps 6 · 0.2 mi

    Revenue $33,277ADR $156Occ ≈ 58%5★ (260)

    AirbnbVrbo

  • Premium- 2 miles to Dollywood- Arcade & much more

    Vacation home · 2 bd · 1 ba · sleeps 5 · 0.2 mi

    Revenue $31,844ADR $172Occ ≈ 51%5★ (201)

    AirbnbVrbo

  • Cabin Near Dollywood, Pet Friendly, Hot Tub , Arca

    House · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi

    Revenue $14,126ADR $153Occ ≈ 25%4.8★ (17)

    AirbnbVrboBooking

  • Pet-Friendly Cabin Near Dollywood, Hot Tub, Arcade

    House · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi

    Revenue $12,990ADR $147Occ ≈ 24%4.7★ (18)

    AirbnbVrboBooking

  • Dollywood Cabin - Luxury with Private Arcades

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.3 mi

    Revenue $43,862ADR $182Occ ≈ 66%4.9★ (66)

    AirbnbVrbo

Show 14 more

  • Pet-Friendly Smoky Cabin, Hot Tub, Near Dollywood

    House · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi

    Revenue $11,447ADR $136Occ ≈ 23%4.1★ (18)

    AirbnbVrboBooking

  • 2BR Pigeon Forge Home! Mins to Dollywood

    House · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    Revenue $2,197ADR $146Occ ≈ 4%—

    AirbnbVrbo

  • Relaxing Escape, Sleeps 4, Near Dollywood, Hot Tub

    House · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi

    Revenue $5,532ADR $248Occ ≈ 6%4.3★ (6)

    AirbnbVrboBooking

  • Breathtaking Views! 3 min to Dollywood, on 1 acre!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $68,804ADR $270Occ ≈ 70%4.8★ (401)

    AirbnbVrboBooking

  • View-Location-Hot Tub-2 Fireplaces-Jacuzzi-Arcade

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $72,035ADR $217Occ ≈ 91%5★ (203)

    AirbnbVrboBooking

  • View-Location-Hot Tub-Pool Table-3 Fireplaces

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $80,242ADR $228Occ ≈ 96%5★ (234)

    AirbnbVrboBooking

  • View-Location-Hot Tub-Pool Table-3 Fireplaces

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $88,152ADR $254Occ ≈ 95%5★ (2)

    Vrbo

  • Secluded, Mountain Views, Dollywood, Hot Tub, Pets

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $85,775ADR $284Occ ≈ 83%4.8★ (452)

    AirbnbVrbo

  • View-Location-Hot Tub-2 Fireplaces-Jacuzzi-Arcade

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi

    Revenue $77,796ADR $234Occ ≈ 91%5★ (20)

    Vrbo

  • AMAZING VIEW #223

    House · 2 bd · 2 ba · sleeps 8 · 0.7 mi

    Revenue $54,540ADR $238Occ ≈ 63%3.7★ (92)

    AirbnbVrbo

  • Mtn View! Dollywood 1 mi! Hot Tub, Arcade,Dogs OK

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $61,834ADR $222Occ ≈ 76%5★ (218)

    AirbnbVrbo

  • 1 Bdrm w/ loft; Pet-Friendly; 1.3 miles from Dollywood & Splash Country

    House · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $41,066ADR $192Occ ≈ 59%4.8★ (183)

    Vrbo

  • 1 mi to Dollywood,3.8 mi Ripken EX, Theater room

    Cabin · 2 bd · 2 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $37,285ADR $217Occ ≈ 47%4.8★ (278)

    AirbnbVrboBooking

  • Hot Tub | Pool Table | Fireplace | Near Dollywood

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.8 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $31,358ADR $224Occ ≈ 38%4.5★ (37)

    AirbnbVrboBooking

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

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$46,262

NOI

$27,163

Cash flow /mo

$673

Cash needed

$98,650

Cash-on-cash

8.2%

ROE (yr 1)

18.6%

Cap rate

9.5%

DSCR

1.42

Year-1 write-off

$56,057

Year-1 tax shield @ 32%

$17,938

Year-1 return on equity

  • Cash flow (annual)$8,073
  • Principal paydown$1,733
  • Appreciation at%$8,550
ROE18.6%

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)$9,252
  • Platform fees (3% of revenue)$1,388
  • Maintenance / capex (5% of revenue)$2,313
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$236
  • Insurance (STR-rated)$1,710

Cash needed to close

  • Down payment (25%)$71,250
  • Closing costs (4.0%)$11,400
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$17,938

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

$146,000

Short-life (5/15-yr)

$40,000 · 27%

Year-1 deduction

$56,000

Year-1 tax shield @ 32%

$18,000

Land 49% (county tax record, market value split) · building $106,000 over 39 years · new furniture $16,000

Based on: 1,185 sq ft, built 1950, 2 bd / 1 ba, unfurnished, listing features (patio, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $45,000 in year 1 (19% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$41,000

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 1.45 allocation

    $4,900

  • Kitchen countertopsdefault

    $6,900 new × 40% good × 1.45 allocation

    $4,000

  • Decorative trimdefault

    $2,100 new × 40% good × 1.45 allocation

    $1,200

  • Mirrorsdefault

    $200 new × 40% good × 1.45 allocation

    $100

  • Shelvingdefault

    $900 new × 40% good × 1.45 allocation

    $500

  • Window coverings (12)default

    $3,000 new × 40% good × 1.45 allocation

    $1,700

  • Carpet, vinyl & laminate (100% of floors)listing

    $7,600 new × 40% good × 1.45 allocation

    $4,400

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 40% good × 1.45 allocation

    $3,800

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 1.45 allocation

    $2,300

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 40% good × 1.45 allocation

    $2,000

  • Furniture bought newlisting

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

    $16,000
15-year land improvements$14,900

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 1.45 allocation

    $5,200

  • Landscaping (typical)default

    $6,900 new × 50% good × 1.45 allocation

    $5,000

  • Patioslisting

    $5,300 new × 50% good × 1.45 allocation

    $3,900

  • Decks & porches (attached)default

    $1,200 new × 50% good × 1.45 allocation

    $900
Building, 39-year$106,100

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

    $128,400 new × 40% good × 1.45 allocation

    $74,700

  • Building plumbing & fixturesdefault

    $13,300 new × 40% good × 1.45 allocation

    $7,700

  • Building electrical & lightingdefault

    $12,300 new × 40% good × 1.45 allocation

    $7,200

  • HVACdefault

    $13,300 new × 40% good × 1.45 allocation

    $7,800

  • Septic systemlisting

    $12,000 new × 50% good × 1.45 allocation

    $8,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$41,000$14,900$100$56,100
2$0$0$2,700$2,700
3$0$0$2,700$2,700
4$0$0$2,700$2,700
5$0$0$2,700$2,700
6+$0$0$95,100$95,100
Total$41,000$14,900$106,100$162,100

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.