1659 Jasmine Trl
Sevierville, TN 37862
$435,000
4 bd · 3 ba · 2,019 sqft · Listed today
View on Realtor.com →Year built
2002
Sqft
2,019
Lot sqft
15,246
HOA / mo
None
Furnished
No
List date
2026-10-28T02:04:50.000000Z
Revenue
Annual revenue
$49,723
ADR
$265
Occupancy
51%
Cleaning fees (12 mo)
$6,795
Confidence
Med (64.92), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $47,872
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Be Our Guest! Disney house! Pet/kid friendly House
| 3 bd · 2 ba · sleeps 7 | $47,872 | $218 | 60% | 4.8★ (42) | 0.2 mi | AirbnbVrboBooking |
 Mntn_Cabin_HotTub_Theatre_GameRoom_FirePit_BigYard Cabin
| 4 bd · 2 ba · sleeps 16 | $37,240 | $296 | 34% | 4.5★ (12) | 0.5 mi | AirbnbVrbo |
 Trevors Riverfront Retreat House
| 4 bd · 3 ba · sleeps 10 | $24,509 | $300 | 22% | 4.5★ (22) | 0.7 mi | AirbnbVrbo |
 Ronnie's Riverfront Retreat w/ Hot tub & Kayaks House
| 4 bd · 2 ba · sleeps 10 | $74,886 | $354 | 58% | 4.8★ (267) | 0.7 mi | AirbnbVrbo |
 River Front Fun! Tubing, Kayak, Fishing on River! Cabin
| 3 bd · 2 ba · sleeps 8 | $55,221 | $301 | 50% | 4.7★ (135) | 0.7 mi | AirbnbVrbo |
 Reed's Riverside Retreatw/ 3 king beds and Hot Tub House
| 3 bd · 2 ba · sleeps 8 | $35,297 | $276 | 35% | 4.7★ (24) | 0.7 mi | AirbnbVrbo |
 #6 Cozy Cabin on the River-Good Roads-Pigeon Forge Cabin
| 3 bd · 2 ba · sleeps 8 | $53,461 | $276 | 53% | 4.5★ (208) | 0.7 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$49,723
NOI
$27,877
Cash flow /mo
-$87
Cash needed
$149,150
Cash-on-cash
-0.7%
ROE (yr 1)
9.9%
Cap rate
6.4%
DSCR
0.96
Year-1 write-off
$101,986
Year-1 tax shield @ 32%
$32,636
Year-1 return on equity
- Cash flow (annual)-$1,042
- Principal paydown$2,688
- Appreciation at%$13,050
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)$9,945
- Platform fees (3% of revenue)$1,492
- Maintenance / capex (5% of revenue)$2,486
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,114
- Insurance (STR-rated)$2,610
Cash needed to close
- Down payment (25%)$108,750
- Closing costs (4.0%)$17,400
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,636
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
$370,000
Short-life (5/15-yr)
$79,000 · 21%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 15% (county tax record, market value split) · building $291,000 over 39 years · new furniture $23,000
Based on: 2,019 sq ft, built 2002, 4 bd / 3 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (12% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,000
Kitchen cabinetsdefault
$10,200 new × 40% good × 1.71 allocation
- $5,700
Kitchen countertopsdefault
$8,400 new × 40% good × 1.71 allocation
- $2,400
Decorative trimdefault
$3,500 new × 40% good × 1.71 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.71 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.71 allocation
- $3,400
Window coverings (20)default
$5,000 new × 40% good × 1.71 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$8,000 new × 52% good × 1.71 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 52% good × 1.71 allocation
- $5,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.71 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,000
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 1.71 allocation
- $7,700
Landscaping (typical)default
$9,000 new × 50% good × 1.71 allocation
- $1,700
Patiosdefault
$2,000 new × 50% good × 1.71 allocation
- $19,400
Decks & porches (attached)listing
$22,700 new × 50% good × 1.71 allocation
- $5,100
Fencinglisting
$6,000 new × 50% good × 1.71 allocation
- $224,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$218,700 new × 60% good × 1.71 allocation
- $20,200
Building plumbing & fixturesdefault
$22,700 new × 52% good × 1.71 allocation
- $20,300
Building electrical & lightingdefault
$22,900 new × 52% good × 1.71 allocation
- $15,600
HVACdefault
$22,700 new × 40% good × 1.71 allocation
- $8,900
Hardwood & tile floorsdefault
$13,000 new × 40% good × 1.71 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,800 | $41,900 | $300 | $102,000 |
| 2 | $0 | $0 | $7,500 | $7,500 |
| 3 | $0 | $0 | $7,500 | $7,500 |
| 4 | $0 | $0 | $7,500 | $7,500 |
| 5 | $0 | $0 | $7,500 | $7,500 |
| 6+ | $0 | $0 | $261,000 | $261,000 |
| Total | $59,800 | $41,900 | $291,200 | $392,900 |
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.