939 Swann Saddle Rd
Sevierville, TN 37876
$429,999
4 bd · 2 ba · 1,602 sqft · Listed 1d ago
View on Realtor.com →Year built
1976
Sqft
1,602
Lot sqft
65,340
HOA / mo
$8
Furnished
No
List date
2026-10-30T23:33:58.000000Z
Revenue
Annual revenue
$43,210
ADR
$241
Occupancy
49%
Cleaning fees (12 mo)
$6,796
Confidence
Low (26.65), 17 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $28,534
Clingman's View Mountain Home
Chalet · 4 bd · 2.5 ba · sleeps 8 · 0.1 mi
Revenue $24,532ADR $159Occ ≈ 42%4.6★ (115)
Wildwood Refuge by American Patriot Getaways
Apartment · 3 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $28,534ADR $191Occ ≈ 41%—
Laurel Mountain Lodge By Avada Properties
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $41,065ADR $256Occ ≈ 44%4.2★ (2)
Smoky Mountain Getaway
Cabin · 4 bd · 2.5 ba · sleeps 9 · 0.4 mi
Revenue $5,933ADR $163Occ ≈ 10%4.7★ (290)
Hot Tub • Endless Views • Smoky Mountain Escape
Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $18,787ADR $239Occ ≈ 22%5★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Clingman's View Mountain Home Chalet | 4 bd · 2.5 ba · sleeps 8 | $24,532 | $159 | 42% | 4.6★ (115) | 0.1 mi | Airbnb |
Wildwood Refuge by American Patriot Getaways Apartment | 3 bd · 1 ba · sleeps 6 | $28,534 | $191 | 41% | — | 0.2 mi | Booking |
Laurel Mountain Lodge By Avada Properties Vacation home | 3 bd · 2 ba · sleeps 10 | $41,065 | $256 | 44% | 4.2★ (2) | 0.3 mi | Booking |
Sunset at Carson’s-Panoramic Views+Hot Tub+Firepit Cabin | 4 bd · 2 ba · sleeps 8 | $56,801 | $317 | 49% | 5★ (52) | 0.4 mi | AirbnbVrbo |
*Relaxing 3BD Cabin! FirePit + HOT TUB + Games!* Cabin
| 3 bd · 2 ba · sleeps 10 | $48,565 | $302 | 44% | 4.5★ (28) | 0.4 mi | AirbnbVrbo |
Smoky Mountain Getaway Cabin | 4 bd · 2.5 ba · sleeps 9 | $5,933 | $163 | 10% | 4.7★ (290) | 0.4 mi | Airbnb |
Heavenly Views Cabin w/ Hot tub & Views for MILES Cabin | 4 bd · 3 ba · sleeps 8 | $53,193 | $327 | 45% | 4.8★ (59) | 0.5 mi | AirbnbVrbo |
New! Red Maple Cabin | 3 bd · 2 ba · sleeps 6 | $23,811 | $285 | 23% | — | 0.5 mi | AirbnbBooking |
Cabin • Stunning Views • 6-person Hot Tub Cabin | 3 bd · 2 ba · sleeps 6 | $46,177 | $168 | 75% | 4.8★ (66) | 0.5 mi | AirbnbBooking |
Hot Tub • Endless Views • Smoky Mountain Escape Cabin
| 3 bd · 2 ba · sleeps 6 | $18,787 | $239 | 22% | 5★ (9) | 0.5 mi | Airbnb |
Show 7 more
Smoky Mountain get away
House · 5 bd · 3 ba · sleeps 12 · 0.6 mi
Revenue $1,162ADR $290Occ ≈ 1%5★ (1)
Secluded Cabin w/ Hot Tub & Stunning Mountain
Cabin · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $20,487ADR $247Occ ≈ 23%4.8★ (8)
Serenity Vista by American Patriot Getaways
Vacation home · 5 bd · 3 ba · sleeps 14 · 0.6 mi
Revenue $112,637ADR $428Occ ≈ 72%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hawks Nest by Beyond Expectations: w/ Hot Tub House
| 3 bd · 2 ba · sleeps 7 | $27,083 | $166 | 45% | 3.5★ (17) | 0.5 mi | AirbnbVrboBooking |
Smoky Mountain get away House | 5 bd · 3 ba · sleeps 12 | $1,162 | $290 | 1% | 5★ (1) | 0.6 mi | Airbnb |
Family Smoky Mountain Retreat! 5BR House House | 5 bd · 3 ba · sleeps 12 | $10,590 | $439 | 7% | 5★ (1) | 0.6 mi | AirbnbVrboBooking |
Luxury Home with Roof Top Deck and stunning views! House | 3 bd · 2.5 ba · sleeps 9 | $55,159 | $398 | 38% | 4.8★ (52) | 0.6 mi | AirbnbVrbo |
Secluded Cabin w/ Hot Tub & Stunning Mountain Cabin | 3 bd · 2 ba · sleeps 6 | $20,487 | $247 | 23% | 4.8★ (8) | 0.6 mi | Booking |
Serenity Vista by American Patriot Getaways Vacation home | 5 bd · 3 ba · sleeps 14 | $112,637 | $428 | 72% | — | 0.6 mi | Booking |
English Mountain Area - Great Mountain Views Cabin | 3 bd · 3 ba · sleeps 14 | $79,086 | $383 | 57% | 4.5★ (7) | 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$43,210
NOI
$23,902
Cash flow /mo
-$372
Cash needed
$153,700
Cash-on-cash
-2.9%
ROE (yr 1)
7.2%
Cap rate
5.6%
DSCR
0.84
Year-1 write-off
$145,141
Year-1 tax shield @ 32%
$46,445
Year-1 return on equity
- Cash flow (annual)-$4,467
- Principal paydown$2,699
- Appreciation at%$12,900
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)$8,642
- Platform fees (3% of revenue)$1,296
- Maintenance / capex (5% of revenue)$2,161
- Utilities & supplies$4,200
- HOA$96
- Property tax$333
- Insurance (STR-rated)$2,580
Cash needed to close
- Down payment (25%)$107,500
- Closing costs (4.0%)$17,200
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,445
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
$404,000
Short-life (5/15-yr)
$116,000 · 29%
Year-1 deduction
$145,000
Year-1 tax shield @ 32%
$46,000
Land 6% (county tax record, market value split) · building $288,000 over 39 years · new furniture $29,000
Based on: 1,602 sq ft, built 1976, 4 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $93,000 in year 1 (16% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,000
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.95 allocation
- $9,000
Kitchen countertopsdefault
$7,600 new × 40% good × 2.95 allocation
- $3,300
Decorative trimdefault
$2,800 new × 40% good × 2.95 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 2.95 allocation
- $1,800
Shelvingdefault
$1,500 new × 40% good × 2.95 allocation
- $4,700
Window coverings (16)default
$4,000 new × 40% good × 2.95 allocation
- $12,200
Carpet, vinyl & laminate (100% of floors)listing
$10,300 new × 40% good × 2.95 allocation
- $8,500
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.95 allocation
- $5,200
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.95 allocation
- $7,000
Appliances (microwave, dishwasher, refrigerator, washer, dryer)listing
$5,900 new × 40% good × 2.95 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,200
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 2.95 allocation
- $11,800
Landscaping (typical)default
$8,000 new × 50% good × 2.95 allocation
- $2,300
Patiosdefault
$1,600 new × 50% good × 2.95 allocation
- $26,600
Decks & porches (attached)listing
$18,000 new × 50% good × 2.95 allocation
- $204,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,200 new × 40% good × 2.95 allocation
- $21,200
Building plumbing & fixturesdefault
$18,000 new × 40% good × 2.95 allocation
- $20,700
Building electrical & lightingdefault
$17,600 new × 40% good × 2.95 allocation
- $21,300
HVACdefault
$18,000 new × 40% good × 2.95 allocation
- $3,100
Fireplacelisting
$2,600 new × 40% good × 2.95 allocation
- $17,700
Septic systemlisting
$12,000 new × 50% good × 2.95 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,900 | $52,900 | $300 | $145,100 |
| 2 | $0 | $0 | $7,400 | $7,400 |
| 3 | $0 | $0 | $7,400 | $7,400 |
| 4 | $0 | $0 | $7,400 | $7,400 |
| 5 | $0 | $0 | $7,400 | $7,400 |
| 6+ | $0 | $0 | $258,500 | $258,500 |
| Total | $91,900 | $52,900 | $288,300 | $433,200 |
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.