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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

3342 Frontier View Dr

3342 Frontier View Dr

Sevierville, TN 37876

$699,900

2 bd · 2.5 ba · 1,505 sqft · Listed 3d ago

View on Realtor.com →
Rental historyNegative cash flow

Year built

2024

Sqft

1,505

Lot sqft

29,621

HOA / mo

$0

Furnished

No

List date

2026-09-24T16:43:14.000000Z

Revenue

Annual revenue

$55,178

ADR

$189

Occupancy

80%

Cleaning fees (12 mo)

$13,210

Confidence

Low (45.44), 11 comps

Comp revenue range (p25 / median / p75)

$27,179$51,424$60,649

  • Bearly Breezin

    Cabin · 2 bd · 2 ba · sleeps 6 · 108 ft

    Revenue $76,556ADR $275Occ ≈ 76%—

    Airbnb

  • Newly Built 2/3!Hottub+10min to Buccees/SoakyMtn!

    Cabin · 2 bd · 3 ba · sleeps 8 · 128 ft

    Revenue $26,543ADR $203Occ ≈ 36%5★ (87)

    AirbnbVrbo

  • Newly Built 2bed 3bath Cabin w Stunning Mountain Views

    Vacation home · 2 bd · 3 ba · sleeps 4 · 128 ft

    Revenue $58,487ADR $283Occ ≈ 57%—

    Booking

  • Hot Tub | Arcade | 2BR | Hilltop Hideaway

    Cabin · 2 bd · 3 ba · sleeps 8 · 157 ft

    Revenue $17,117ADR $267Occ ≈ 18%4.9★ (9)

    AirbnbVrbo

  • *Luxurious 2BD w/ Hot Tub! Fireplace + Near TOWN!*

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 233 ft

    Revenue $53,380ADR $248Occ ≈ 59%5★ (19)

    AirbnbVrbo

  • Frontier Cabin - 2 Primary BR, Balconies, Hot Tub!

    Cabin · 2 bd · 3 ba · sleeps 8 · 279 ft

    Revenue $51,424ADR $226Occ ≈ 62%5★ (34)

    Airbnb

  • Next Frontier Cabin-2 Master BR, Hot Tub-Balconies

    Cabin · 2 bd · 2 ba · sleeps 8 · 413 ft

    Revenue $27,814ADR $250Occ ≈ 30%5★ (22)

    Airbnb

  • Pet Friendly | Hot Tub & Game Zone Modern Cabin!

    Cabin · 2 bd · 3 ba · sleeps 10 · 0.7 mi

    Revenue $75,743ADR $365Occ ≈ 57%4.9★ (124)

    AirbnbVrbo

  • Spacious 2BD + Loft Cabin | Hot Tub + POOL Access!

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

    Revenue $29,044ADR $288Occ ≈ 28%5★ (3)

    Airbnb

  • Sweet Serenity Retreat: Sweet Escapes Await

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

    Revenue $5,461ADR $312Occ ≈ 5%—

    AirbnbVrboBooking

Show all 11 comps

  • Putt Putt, Air Hockey, Laser Tag, Arcades, Hot Tub

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

    Revenue $62,811ADR $243Occ ≈ 71%5★ (112)

    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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$55,178

NOI

$29,082

Cash flow /mo

-$1,348

Cash needed

$224,971

Cash-on-cash

-7.2%

ROE (yr 1)

4.2%

Cap rate

4.2%

DSCR

0.64

Year-1 write-off

$214,167

Year-1 tax shield @ 32%

$68,533

Year-1 return on equity

  • Cash flow (annual)-$16,176
  • Principal paydown$4,580
  • Appreciation at%$20,997
ROE4.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)34.6%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$11,036
  • Platform fees (3% of revenue)$1,655
  • Maintenance / capex (5% of revenue)$2,759
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,247
  • Insurance (STR-rated)$4,199

Cash needed to close

  • Down payment (25%)$174,975
  • Closing costs (4.0%)$27,996
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$68,533

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

$645,000

Short-life (5/15-yr)

$191,000 · 30%

Year-1 deduction

$214,000

Year-1 tax shield @ 32%

$69,000

Land 8% (county tax record, market value split) · building $454,000 over 39 years · new furniture $22,000

Based on: 1,505 sq ft, built 2024, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, stone counters, flooring types, appliance list).

IRS-guide safe-harbor floor: $136,000 in year 1 (17% short-life, $44,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$144,600

  • Kitchen cabinetsdefault

    $9,100 new × 92% good × 2.19 allocation

    $18,300

  • Kitchen countertops (stone)listing

    $9,300 new × 92% good × 2.19 allocation

    $18,700

  • Decorative trimdefault

    $2,600 new × 92% good × 2.19 allocation

    $5,300

  • Mirrorsdefault

    $300 new × 83% good × 2.19 allocation

    $500

  • Shelvingdefault

    $900 new × 92% good × 2.19 allocation

    $1,800

  • Window coverings (15)default

    $3,800 new × 80% good × 2.19 allocation

    $6,600

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

    $9,700 new × 83% good × 2.19 allocation

    $17,700

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 96% good × 2.19 allocation

    $14,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 96% good × 2.19 allocation

    $9,000

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

    $7,700 new × 83% good × 2.19 allocation

    $14,000

  • Hot tub (freestanding)listing

    $9,000 new × 80% good × 2.19 allocation

    $15,800

  • 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$68,100

  • Paving: driveway & walks (paved)listing

    $8,000 new × 92% good × 2.19 allocation

    $16,200

  • Landscaping (typical)default

    $7,700 new × 92% good × 2.19 allocation

    $15,600

  • Patiosdefault

    $1,500 new × 92% good × 2.19 allocation

    $3,000

  • Decks & porches (attached)listing

    $16,900 new × 90% good × 2.19 allocation

    $33,300
Building, 39-year$453,900

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

    $163,200 new × 97% good × 2.19 allocation

    $345,300

  • Building plumbing & fixturesdefault

    $16,900 new × 96% good × 2.19 allocation

    $35,500

  • Building electrical & lightingdefault

    $16,300 new × 96% good × 2.19 allocation

    $34,300

  • HVACdefault

    $17,000 new × 90% good × 2.19 allocation

    $33,400

  • Fireplacelisting

    $2,600 new × 92% good × 2.19 allocation

    $5,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$144,600$68,100$1,500$214,200
2$0$0$11,600$11,600
3$0$0$11,600$11,600
4$0$0$11,600$11,600
5$0$0$11,600$11,600
6+$0$0$405,900$405,900
Total$144,600$68,100$453,900$666,600

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.