1408 Alpine Dr
Sevierville, TN 37876
$359,000
3 bd · 2 ba · 1,400 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
1,400
Lot sqft
31,799
HOA / mo
$5
Furnished
No
List date
2026-10-19T18:42:27.000000Z
Revenue
Annual revenue
$38,297
ADR
$227
Occupancy
46%
Cleaning fees (12 mo)
$7,153
Confidence
Low (48.8), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $37,601
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Pet Friendly * Peaceful 3 bdrm w hot tub, fire pit House | 3 bd · 2 ba · sleeps 8 | $24,418 | $204 | 33% | 4.8★ (18) | 230 ft | AirbnbVrboBooking |
 Wooded Family Cabin | Hot Tub, Games & Fire Pit Cabin | 3 bd · 2.5 ba · sleeps 8 | $37,601 | $239 | 43% | 4.8★ (17) | 0.1 mi | AirbnbVrboBooking |
 3BR* Privacy + Quiet! Cabin | 3 bd · 2 ba · sleeps 8 | $52,475 | $197 | 73% | 4.8★ (119) | 0.1 mi | AirbnbVrbo |
 Mountain Dreams 1430 - Fire pit & hot tub! Cabin | 3 bd · 2.5 ba · sleeps 8 | $49,052 | $292 | 46% | 3.9★ (16) | 0.2 mi | AirbnbVrbo |
 Scenic Hideaway in Sevierville: Hot Tub + Fire Pit House | 3 bd · 2 ba · sleeps 8 | $9,735 | $208 | 13% | 3.8★ (9) | 0.2 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$38,297
NOI
$20,722
Cash flow /mo
-$277
Cash needed
$123,610
Cash-on-cash
-2.7%
ROE (yr 1)
7.8%
Cap rate
5.8%
DSCR
0.86
Year-1 write-off
$110,454
Year-1 tax shield @ 32%
$35,345
Year-1 return on equity
- Cash flow (annual)-$3,325
- Principal paydown$2,183
- Appreciation at%$10,770
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)$7,659
- Platform fees (3% of revenue)$1,149
- Maintenance / capex (5% of revenue)$1,915
- Utilities & supplies$4,200
- HOA$60
- Property tax$438
- Insurance (STR-rated)$2,154
Cash needed to close
- Down payment (25%)$89,750
- Closing costs (4.0%)$14,360
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,345
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
$343,000
Short-life (5/15-yr)
$91,000 · 26%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 5% (county tax record, market value split) · building $252,000 over 39 years · new furniture $20,000
Based on: 1,400 sq ft, built 2003, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $76,000 in year 1 (16% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.17 allocation
- $6,300
Kitchen countertopsdefault
$7,300 new × 40% good × 2.17 allocation
- $2,100
Decorative trimdefault
$2,500 new × 40% good × 2.17 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.17 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.17 allocation
- $3,000
Window coverings (14)default
$3,500 new × 40% good × 2.17 allocation
- $7,800
Carpet, vinyl & laminate (100% of floors)listing
$9,000 new × 40% good × 2.17 allocation
- $8,100
Kitchen & laundry equipment plumbingdefault
$6,900 new × 54% good × 2.17 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 54% good × 2.17 allocation
- $6,700
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.17 allocation
- $7,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.17 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,400
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.17 allocation
- $8,100
Landscaping (typical)default
$7,500 new × 50% good × 2.17 allocation
- $1,500
Patiosdefault
$1,400 new × 50% good × 2.17 allocation
- $17,100
Decks & porches (attached)listing
$15,800 new × 50% good × 2.17 allocation
- $202,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,500 new × 62% good × 2.17 allocation
- $18,400
Building plumbing & fixturesdefault
$15,700 new × 54% good × 2.17 allocation
- $17,600
Building electrical & lightingdefault
$15,000 new × 54% good × 2.17 allocation
- $13,700
HVACdefault
$15,800 new × 40% good × 2.17 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,100 | $35,000 | $300 | $110,500 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $225,800 | $225,800 |
| Total | $75,100 | $35,000 | $251,900 | $362,100 |
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.