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

3240 W Laurelwood Ave

Sevierville, TN 37862

$680,000

2 bd · 2 ba · 2,294 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

1997

Sqft

2,294

Lot sqft

29,621

HOA / mo

None

Furnished

List date

2026-09-28T14:40:30.000000Z

Revenue

Annual revenue

$48,199

ADR

$220

Occupancy

60%

Cleaning fees (12 mo)

$9,238

Confidence

Low (45.81), 22 comps

Comp revenue range (p25 / median / p75)

$23,911$41,185$57,595

Creek Side Cottage - Dog-Friendly, Valley Views.
Cabin · 2 bd · 2 ba · sleeps 6 · 161 ft
Revenue $58,033ADR $255Occ ≈ 62%4.8★ (90)
Airbnb Vrbo Booking
2BR: Main Level Living | HotTub | Deluxe Game Room
Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $38,244ADR $237Occ ≈ 44%4.8★ (28)
Airbnb Vrbo
Up in Smokies: Panoramic Views! Hot Tub & Fantastic
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $82,776ADR $282Occ ≈ 80%5★ (37)
Airbnb
WV: Pet Friendly | Hot Tub | Semi-Private Setting
Cabin · 2 bd · 2.5 ba · sleeps 4 · 0.2 mi
Revenue $37,556ADR $238Occ ≈ 43%4.8★ (49)
Airbnb
Laurelwood Retreat: RENTS TO FOUR ONLY, Beautiful View of Cove Mountain.
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $16,688ADR $283Occ ≈ 16%4.6★ (10)
Vrbo
"Bunk House" 2 Bedroom Cabin
House · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $12,058ADR $143Occ ≈ 23%—
Airbnb
Tiny Home Living in the Bunk House!
Cabin · 2 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $21,513ADR $136Occ ≈ 43%4.7★ (112)
Airbnb Vrbo Booking
LUXURY Creekside Story Book Cottage 5 Secluded Acres of Lush FOREST & STREAMS
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $42,153ADR $474Occ ≈ 24%4.9★ (141)
Vrbo
Beautiful View! Log cabin,Fireplace,Hot Tub,Arcade,Pool,Fishing
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $63,547ADR $202Occ ≈ 86%4.8★ (172)
Vrbo
Beautiful View! Log cabin,Fireplace,Hot Tub,Arcade
Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $61,659ADR $189Occ ≈ 89%4.8★ (231)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Creek Side Cottage - Dog-Friendly, Valley Views. Cabin	2 bd · 2 ba · sleeps 6	$58,033	$255	62%	4.8★ (90)	161 ft	Airbnb Vrbo Booking
2BR: Main Level Living \| HotTub \| Deluxe Game Room Cabin	2 bd · 2 ba · sleeps 4	$38,244	$237	44%	4.8★ (28)	0.1 mi	Airbnb Vrbo
Up in Smokies: Panoramic Views! Hot Tub & Fantastic Cabin	2 bd · 2 ba · sleeps 4	$82,776	$282	80%	5★ (37)	0.2 mi	Airbnb
WV: Pet Friendly \| Hot Tub \| Semi-Private Setting Cabin	2 bd · 2.5 ba · sleeps 4	$37,556	$238	43%	4.8★ (49)	0.2 mi	Airbnb
Laurelwood Retreat: RENTS TO FOUR ONLY, Beautiful View of Cove Mountain. House	2 bd · 2 ba · sleeps 4	$16,688	$283	16%	4.6★ (10)	0.2 mi	Vrbo
"Bunk House" 2 Bedroom Cabin House	2 bd · 1 ba · sleeps 6	$12,058	$143	23%	—	0.3 mi	Airbnb
Tiny Home Living in the Bunk House! Cabin	2 bd · 1 ba · sleeps 6	$21,513	$136	43%	4.7★ (112)	0.3 mi	Airbnb Vrbo Booking
LUXURY Creekside Story Book Cottage 5 Secluded Acres of Lush FOREST & STREAMS House	2 bd · 1 ba · sleeps 4	$42,153	$474	24%	4.9★ (141)	0.4 mi	Vrbo
Beautiful View! Log cabin,Fireplace,Hot Tub,Arcade,Pool,Fishing Cabin	2 bd · 2 ba · sleeps 6	$63,547	$202	86%	4.8★ (172)	0.4 mi	Vrbo
Beautiful View! Log cabin,Fireplace,Hot Tub,Arcade Cabin	2 bd · 2 ba · sleeps 6	$61,659	$189	89%	4.8★ (231)	0.4 mi	Airbnb Vrbo Booking

Show all 22 comps

Cozy Valley Retreat in the Smoky Mountains , Perfect Vacation Cabin
Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $43,689ADR $152Occ ≈ 79%5★ (306)
Vrbo
Charlie Brown's Cabin II - Hot tub & king suites!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.6 mi
Revenue $85,411ADR $324Occ ≈ 72%4.9★ (4)
Airbnb Vrbo Booking
2 Wilderness Ridge - Starry Nights & Mountain Sigh
Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $31,104ADR $228Occ ≈ 37%4.9★ (22)
Airbnb Vrbo
Wears Valley - Peaceful & Scenic and EASY Drive
Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi
Revenue $31,137ADR $123Occ ≈ 69%4.6★ (101)
Airbnb
Newly Renovated! Fishing, Game Rm, Hot Tub!
Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.7 mi
Revenue $93,880ADR $363Occ ≈ 71%5★ (105)
Airbnb Vrbo
Remodeled | Guaranteed Clean | Outdoor Fireplace
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $56,279ADR $215Occ ≈ 72%4.8★ (136)
Airbnb Vrbo Booking
Fire Pit + Hot Tub: Family Cabin in Seiverville!
Cabin · 2 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $45,374ADR $202Occ ≈ 62%4.9★ (83)
Airbnb Vrbo Booking
Mountain Cottage: Pet Friendly & Free Tickets
House · 2 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $21,146ADR $232Occ ≈ 25%4★ (19)
Airbnb Vrbo Booking
Secluded Serenity: Discover the Art of Glamping in the Great Smoky Mountains, Tennessee
House · 2 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $17,719ADR $466Occ ≈ 10%—
Vrbo
A Mountain Cottage (2-Bedroom Home) - Pets Allowed by RedAwning
House · 2 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $10,858ADR $325Occ ≈ 9%2.5★ (2)
Vrbo Booking
Hot Tub & Pool Table + Fire Pit - Secluded
Cabin · 2 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $52,556ADR $283Occ ≈ 51%4.9★ (260)
Airbnb Vrbo
Cove Mountain Rest (3-Bedroom Home) with Pool by RedAwning
Cabin · 2 bd · 3 ba · sleeps 14 · 0.7 mi
Revenue $40,216ADR $350Occ ≈ 31%4.6★ (0)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy Valley Retreat in the Smoky Mountains , Perfect Vacation Cabin Cabin	2 bd · 2 ba · sleeps 6	$43,689	$152	79%	5★ (306)	0.5 mi	Vrbo
Charlie Brown's Cabin II - Hot tub & king suites! Cabin	2 bd · 2.5 ba · sleeps 6	$85,411	$324	72%	4.9★ (4)	0.6 mi	Airbnb Vrbo Booking
2 Wilderness Ridge - Starry Nights & Mountain Sigh Cabin	2 bd · 2 ba · sleeps 6	$31,104	$228	37%	4.9★ (22)	0.6 mi	Airbnb Vrbo
Wears Valley - Peaceful & Scenic and EASY Drive Cabin	2 bd · 2 ba · sleeps 5	$31,137	$123	69%	4.6★ (101)	0.7 mi	Airbnb
Newly Renovated! Fishing, Game Rm, Hot Tub! Cabin	2 bd · 2.5 ba · sleeps 6	$93,880	$363	71%	5★ (105)	0.7 mi	Airbnb Vrbo
Remodeled \| Guaranteed Clean \| Outdoor Fireplace House	2 bd · 1 ba · sleeps 4	$56,279	$215	72%	4.8★ (136)	0.7 mi	Airbnb Vrbo Booking
Fire Pit + Hot Tub: Family Cabin in Seiverville! Cabin	2 bd · 2 ba · sleeps 7	$45,374	$202	62%	4.9★ (83)	0.7 mi	Airbnb Vrbo Booking
Mountain Cottage: Pet Friendly & Free Tickets House	2 bd · 1 ba · sleeps 6	$21,146	$232	25%	4★ (19)	0.7 mi	Airbnb Vrbo Booking
Secluded Serenity: Discover the Art of Glamping in the Great Smoky Mountains, Tennessee House	2 bd · 1 ba · sleeps 6	$17,719	$466	10%	—	0.7 mi	Vrbo
A Mountain Cottage (2-Bedroom Home) - Pets Allowed by RedAwning House	2 bd · 1 ba · sleeps 6	$10,858	$325	9%	2.5★ (2)	0.7 mi	Vrbo Booking
Hot Tub & Pool Table + Fire Pit - Secluded Cabin	2 bd · 2 ba · sleeps 4	$52,556	$283	51%	4.9★ (260)	0.7 mi	Airbnb Vrbo
Cove Mountain Rest (3-Bedroom Home) with Pool by RedAwning Cabin	2 bd · 3 ba · sleeps 14	$40,216	$350	31%	4.6★ (0)	0.7 mi	Vrbo

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

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

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

Est. revenue

$48,199

NOI

$24,821

Cash flow /mo

-$1,596

Cash needed

$213,200

Cash-on-cash

-9.0%

ROE (yr 1)

2.7%

Cap rate

3.7%

DSCR

0.56

Year-1 write-off

$134,512

Year-1 tax shield @ 32%

$43,044

Year-1 return on equity

Cash flow (annual)-$19,150
Principal paydown$4,450
Appreciation at%$20,400

ROE2.7%

ROE incl. year-1 tax savings (32% bracket, STR loophole)22.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$9,640
Platform fees (3% of revenue)$1,446
Maintenance / capex (5% of revenue)$2,410
Utilities & supplies$4,200
HOA$0
Property tax$1,602
Insurance (STR-rated)$4,080

Cash needed to close

Down payment (25%)$170,000
Closing costs (4.0%)$27,200
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$43,044

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

$567,000

Short-life (5/15-yr)

$117,000 · 21%

Year-1 deduction

$135,000

Year-1 tax shield @ 32%

$43,000

Land 17% (county tax record, market value split) · building $450,000 over 39 years · new furniture $16,000

Based on: 2,294 sq ft, built 1997, 2 bd / 2 ba, unfurnished, listing features (hot tub, patio, fireplace, flooring types, appliance list, septic, wooded lot).

IRS-guide safe-harbor floor: $105,000 in year 1 (15% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$96,600

Kitchen cabinetsdefault
$10,800 new × 40% good × 2.67 allocation
$11,600
Kitchen countertopsdefault
$8,900 new × 40% good × 2.67 allocation
$9,500
Decorative trimdefault
$4,000 new × 40% good × 2.67 allocation
$4,300
Mirrorsdefault
$300 new × 40% good × 2.67 allocation
$300
Shelvingdefault
$900 new × 40% good × 2.67 allocation
$1,000
Window coverings (23)default
$5,800 new × 40% good × 2.67 allocation
$6,200
Carpet, vinyl & laminate (100% of floors)listing
$14,800 new × 40% good × 2.67 allocation
$15,800
Kitchen & laundry equipment plumbingdefault
$8,400 new × 42% good × 2.67 allocation
$9,500
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 42% good × 2.67 allocation
$5,700
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.67 allocation
$7,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.67 allocation
$9,600
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$36,500

Paving: driveway & walks (paved)default
$9,900 new × 50% good × 2.67 allocation
$13,300
Landscaping (minimal)listing
$4,800 new × 50% good × 2.67 allocation
$6,400
Patioslisting
$10,300 new × 50% good × 2.67 allocation
$13,800
Decks & porches (attached)default
$2,300 new × 50% good × 2.67 allocation
$3,000

Building, 39-year$449,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$249,500 new × 52% good × 2.67 allocation
$344,700
Building plumbing & fixturesdefault
$25,800 new × 42% good × 2.67 allocation
$29,000
Building electrical & lightingdefault
$26,400 new × 42% good × 2.67 allocation
$29,600
HVACdefault
$25,800 new × 40% good × 2.67 allocation
$27,600
Fireplacelisting
$2,600 new × 40% good × 2.67 allocation
$2,800
Septic systemlisting
$12,000 new × 50% good × 2.67 allocation
$16,000

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$96,600	$36,500	$1,400	$134,500
2	$0	$0	$11,500	$11,500
3	$0	$0	$11,500	$11,500
4	$0	$0	$11,500	$11,500
5	$0	$0	$11,500	$11,500
6+	$0	$0	$402,300	$402,300
Total	$96,600	$36,500	$449,900	$582,900

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 and Georgia 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.