420 Conley Dr
Sevierville, TN 37876
$334,900
3 bd · 2 ba · 1,288 sqft · Listed today
View on Realtor.com →Year built
2017
Sqft
1,288
Lot sqft
15,246
HOA / mo
$0
Furnished
No
List date
2026-10-30T11:56:12.000000Z
Revenue
Annual revenue
$41,686
ADR
$180
Occupancy
63%
Cleaning fees (12 mo)
$8,405
Confidence
Low (29.97), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $35,176
Chetola
House · 3 bd · 2.5 ba · sleeps 6 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $20,190ADR $188Occ ≈ 29%4.9★ (19)
Delightful 3 bedroom/2 bathroom cozy getaway!
House · 3 bd · 2 ba · sleeps 6 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $36,604ADR $250Occ ≈ 40%4.5★ (82)
Accessible Ranch Retreat | Pets Welcomed | Hot Tub
House · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $3,927ADR $480Occ ≈ 2%4.7★ (7)
Delisted
Noir Manor:All Reasonable Offers Considered
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $44,425ADR $256Occ ≈ 48%4.7★ (11)
3BR w/Hot Tub*Firepit*Fireplace*Great Location!
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $35,176ADR $173Occ ≈ 56%5★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Chetola House
| 3 bd · 2.5 ba · sleeps 6 | $20,190 | $188 | 29% | 4.9★ (19) | 0.1 mi | Airbnb |
Delightful 3 bedroom/2 bathroom cozy getaway! House
| 3 bd · 2 ba · sleeps 6 | $36,604 | $250 | 40% | 4.5★ (82) | 0.1 mi | Airbnb |
Rustic Cabin w/ Screened Deck: 8 Mi to Dollywood Cabin | 3 bd · 2 ba · sleeps 7 | $34,135 | $202 | 46% | 4.8★ (189) | 0.2 mi | AirbnbBooking |
Accessible Ranch Retreat | Pets Welcomed | Hot Tub House | 3 bd · 2 ba · sleeps 7 | $3,927 | $480 | 2% | 4.7★ (7) | 0.3 mi | Delisted |
Noir Manor:All Reasonable Offers Considered House | 3 bd · 2 ba · sleeps 6 | $44,425 | $256 | 48% | 4.7★ (11) | 0.3 mi | Booking |
Noir Manor House
| 3 bd · 2 ba · sleeps 6 | $71,234 | $282 | 69% | — | 0.3 mi | AirbnbVrboBooking |
3BR w/Hot Tub*Firepit*Fireplace*Great Location! House | 3 bd · 2 ba · sleeps 6 | $35,176 | $173 | 56% | 5★ (9) | 0.3 mi | Airbnb |
Noir Manor House | 3 bd · 2 ba · sleeps 7 | $4,564 | $214 | 6% | 3★ (1) | 0.3 mi | Airbnb |
Smoky Mtns Black Bear Haven - King Bed suite House
| 3 bd · 2 ba · sleeps 6 | $48,109 | $172 | 77% | 5★ (62) | 0.4 mi | 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
Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$41,686
NOI
$23,243
Cash flow /mo
$96
Cash needed
$116,621
Cash-on-cash
1.0%
ROE (yr 1)
11.4%
Cap rate
6.9%
DSCR
1.05
Year-1 write-off
$82,805
Year-1 tax shield @ 32%
$26,497
Year-1 return on equity
- Cash flow (annual)$1,147
- Principal paydown$2,102
- Appreciation at%$10,047
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)$8,337
- Platform fees (3% of revenue)$1,251
- Maintenance / capex (5% of revenue)$2,084
- Utilities & supplies$4,200
- HOA$0
- Property tax$562
- Insurance (STR-rated)$2,009
Cash needed to close
- Down payment (25%)$83,725
- Closing costs (4.0%)$13,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,497
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
$299,000
Short-life (5/15-yr)
$63,000 · 21%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$26,000
Land 11% (county tax record, market value split) · building $235,000 over 39 years · new furniture $20,000
Based on: 1,288 sq ft, built 2017, 3 bd / 2 ba, unfurnished, listing features (fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (15% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$8,600 new × 64% good × 1.58 allocation
- $3,600
Kitchen countertopslisting
$3,500 new × 64% good × 1.58 allocation
- $2,300
Decorative trimdefault
$2,300 new × 64% good × 1.58 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.58 allocation
- $1,200
Shelvingdefault
$1,200 new × 64% good × 1.58 allocation
- $2,000
Window coverings (13)default
$3,300 new × 40% good × 1.58 allocation
- $5,200
Carpet, vinyl & laminate (100% of floors)listing
$8,300 new × 40% good × 1.58 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$6,700 new × 82% good × 1.58 allocation
- $5,200
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 82% good × 1.58 allocation
- $3,600
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.58 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)default
$7,400 new × 64% good × 1.58 allocation
- $7,200
Landscaping (typical)default
$7,200 new × 64% good × 1.58 allocation
- $1,300
Patiosdefault
$1,300 new × 64% good × 1.58 allocation
- $1,100
Decks & porches (attached)default
$1,300 new × 55% good × 1.58 allocation
- $5,200
Fencinglisting
$6,000 new × 55% good × 1.58 allocation
- $186,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$139,200 new × 85% good × 1.58 allocation
- $18,700
Building plumbing & fixturesdefault
$14,400 new × 82% good × 1.58 allocation
- $17,600
Building electrical & lightingdefault
$13,600 new × 82% good × 1.58 allocation
- $12,600
HVACdefault
$14,500 new × 55% good × 1.58 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,200 | $22,300 | $300 | $82,800 |
| 2 | $0 | $0 | $6,000 | $6,000 |
| 3 | $0 | $0 | $6,000 | $6,000 |
| 4 | $0 | $0 | $6,000 | $6,000 |
| 5 | $0 | $0 | $6,000 | $6,000 |
| 6+ | $0 | $0 | $211,100 | $211,100 |
| Total | $60,200 | $22,300 | $235,500 | $318,000 |
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.