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206 Alexanderia St

206 Alexanderia St

Sevierville, TN 37862

$589,000

4 bd · 3 ba · 2,300 sqft · Listed today

View on Realtor.com →

Year built

1981

Sqft

2,300

Lot sqft

16,553

HOA / mo

None

Furnished

No

List date

2026-10-12T03:31:09.000000Z

Revenue

Annual revenue

$34,140

ADR

$160

Occupancy

58%

Cleaning fees (12 mo)

$4,280

Confidence

Low (51.57), 9 comps

Comp revenue range (p25 / median / p75)

$19,558$33,504$47,151

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $33,504

  • Spacious Family home w/ Mtn Views, 1mi to Parkway!

    House · 3 bd · 3 ba · sleeps 7 · 404 ft

    Revenue $49,666ADR $250Occ ≈ 54%5★ (43)

    Delisted

  • Dolly House

    Chalet · 4 bd · 2 ba · sleeps 10 · 492 ft

    Revenue $33,504ADR $211Occ ≈ 44%4.5★ (3)

    Booking

  • Dolly Parton Themed Rancher. Minutes from Shopping and Dollywood

    Chalet · 3 bd · 2 ba · sleeps 10 · 492 ft

    Revenue $33,720ADR $234Occ ≈ 39%4.4★ (16)

    Booking

  • The Cozy Cub - A Smoky Mountain

    House · 4 bd · 3.5 ba · sleeps 10 · 0.2 mi

    Revenue $26,275ADR $355Occ ≈ 20%3.6★ (5)

    Delisted

  • Amazing 4-bedroom house with WiFi, AC in tranquil Sevierville

    House · 4 bd · 4 ba · sleeps 10 · 0.2 mi

    Revenue $19,558ADR $284Occ ≈ 19%—

    Delisted

  • Vintage Brick Ranch Home, in the heart of Sevierville - Min 30 day Stay

    House · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $9,999ADR $101Occ ≈ 27%5★ (1)

    Delisted

  • Hillside Manor

    Cabin · 3 bd · 3 ba · sleeps 7 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $47,151ADR $255Occ ≈ 51%4.9★ (22)

    Airbnb

  • 3 bd Monthly Rental Safe Area

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $16,683ADR $81Occ ≈ 56%4.5★ (2)

    Airbnb

  • Luxury Retreat w/ Hot Tub, Arcade, Huge Rec Room

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.7 mi

    Revenue $54,626ADR $377Occ ≈ 40%5★ (70)

    Airbnb

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

Est. revenue

$34,140

NOI

$15,710

Cash flow /mo

$1,309

Cash needed

$635,560

Cash-on-cash (all cash)

2.5%

ROE (yr 1)

5.3%

Cap rate

2.7%

DSCR

—

Year-1 write-off

$150,645

Year-1 tax shield @ 32%

$48,206

Year-1 return on equity

  • Cash flow (annual)$15,710
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,670
ROE5.3%

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)$6,828
  • Platform fees (3% of revenue)$1,024
  • Maintenance / capex (5% of revenue)$1,707
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,137
  • Insurance (STR-rated)$3,534

Cash needed to close

  • Purchase price (all cash)$589,000
  • Closing costs (4.0%)$23,560
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$48,206

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

$490,000

Short-life (5/15-yr)

$127,000 · 26%

Year-1 deduction

$151,000

Year-1 tax shield @ 32%

$48,000

Land 17% (county tax record, market value split) · building $363,000 over 39 years · new furniture $23,000

Based on: 2,300 sq ft, built 1981, 4 bd / 3 ba, unfurnished, listing features (deck, patio, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $89,000 in year 1 (13% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,400

  • Kitchen cabinetsdefault

    $10,800 new × 40% good × 2.65 allocation

    $11,500

  • Kitchen countertopsdefault

    $8,900 new × 40% good × 2.65 allocation

    $9,400

  • Decorative trimdefault

    $4,000 new × 40% good × 2.65 allocation

    $4,300

  • Mirrorsdefault

    $500 new × 40% good × 2.65 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 2.65 allocation

    $1,600

  • Window coverings (23)default

    $5,800 new × 40% good × 2.65 allocation

    $6,100

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 40% good × 2.65 allocation

    $8,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 40% good × 2.65 allocation

    $5,400

  • Appliances (range, dishwasher, disposal, refrigerator)listing

    $5,400 new × 40% good × 2.65 allocation

    $5,700

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$73,900

  • Paving: driveway & walks (paved)default

    $9,900 new × 50% good × 2.65 allocation

    $13,200

  • Landscaping (typical)default

    $9,600 new × 50% good × 2.65 allocation

    $12,700

  • Patioslisting

    $10,400 new × 50% good × 2.65 allocation

    $13,700

  • Decks & porches (attached)listing

    $25,900 new × 50% good × 2.65 allocation

    $34,300
Building, 39-year$363,000

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

    $249,400 new × 40% good × 2.65 allocation

    $264,400

  • Building plumbing & fixturesdefault

    $25,900 new × 40% good × 2.65 allocation

    $27,500

  • Building electrical & lightingdefault

    $26,400 new × 40% good × 2.65 allocation

    $28,000

  • HVACdefault

    $25,900 new × 40% good × 2.65 allocation

    $27,500

  • Hardwood & tile floorsdefault

    $14,800 new × 40% good × 2.65 allocation

    $15,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$76,400$73,900$400$150,600
2$0$0$9,300$9,300
3$0$0$9,300$9,300
4$0$0$9,300$9,300
5$0$0$9,300$9,300
6+$0$0$325,400$325,400
Total$76,400$73,900$363,000$513,300

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.