1428 Chapman Hwy
Sevierville, TN 37876
$549,900
5 bd · 4.5 ba · 3,390 sqft · Listed today
View on Realtor.com →Year built
1987
Sqft
3,390
Lot sqft
53,143
HOA / mo
$0
Furnished
No
List date
2026-10-26T10:22:43.000000Z
Revenue
Annual revenue
$54,024
ADR
$307
Occupancy
48%
Cleaning fees (12 mo)
$13,205
Confidence
Low (40.11), 13 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $49,160
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Location! Modern Home Near Town w/Hot Tub| Firepit House | 4 bd · 4 ba · sleeps 12 | $3,303 | $412 | 2% | 5★ (2) | 0.3 mi | AirbnbVrbo |
 Dragonfly Cove Reserve • Sleeps 14 • Arcade • NEW! Cabin | 4 bd · 4 ba · sleeps 14 | $8,668 | $325 | 7% | 4.3★ (6) | 0.4 mi | AirbnbVrbo |
 Acorn Lodge - Resort Views & Backyard Mini Golf Cabin | 4 bd · 4 ba · sleeps 12 | $1,234 | $246 | 1% | — | 0.4 mi | AirbnbVrbo |
 Minutes to Dollywood | HotTub | Pets OK, Sleeps 12 Cabin | 4 bd · 4 ba · sleeps 12 | $71,101 | $311 | 63% | 4.8★ (18) | 0.4 mi | AirbnbVrbo |
 Gorgeous 4BD Retreat Near TOWN! Hot Tub + Fire Pit Cabin | 4 bd · 4 ba · sleeps 12 | $53,250 | $290 | 50% | 4.7★ (37) | 0.4 mi | AirbnbVrbo |
 *Amazing 4BD Lodge Near TOWN | Hot Tub + Arcades* Cabin | 4 bd · 4 ba · sleeps 12 | $49,160 | $302 | 45% | 5★ (28) | 0.4 mi | AirbnbVrbo |
 Sleeps 12 | Hot Tub | Arcade | 3 King Suites Cabin | 5 bd · 4 ba · sleeps 12 | $51,478 | $423 | 33% | 4.8★ (35) | 0.4 mi | AirbnbVrboBooking |
 Arcade, foosball, hot tub, fire pit set in woods House | 4 bd · 4 ba · sleeps 12 | $71,892 | $398 | 49% | 5★ (48) | 0.4 mi | AirbnbVrbo |
 Cabin with Hot Tub and Game Room Near Parkway House | 4 bd · 4 ba · sleeps 9 | $41,738 | $330 | 35% | 4.8★ (24) | 0.4 mi | AirbnbVrbo |
 "Acorn Lodge" 4 Bedroom Cabin House | 4 bd · 4 ba · sleeps 12 | $19,724 | $420 | 13% | — | 0.4 mi | AirbnbVrbo |
Show 3 more
Modern Mountain Tranquility | POOL! Hot Tub!
Cabin · 4 bd · 4 ba · sleeps 10 · 0.6 mi
Revenue $50,562ADR $470Occ ≈ 29%1★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Family Fun:4BD 4BA, Hot Tub, Games Cabin | 4 bd · 4 ba · sleeps 10 | $48,291 | $315 | 42% | 5★ (54) | 0.4 mi | AirbnbVrboBooking |
*Charming 4BD Lodge Near TOWN! Fire Pit + Hot Tub* Cabin | 4 bd · 4 ba · sleeps 12 | $50,785 | $289 | 48% | 4.9★ (32) | 0.4 mi | AirbnbVrbo |
Modern Mountain Tranquility | POOL! Hot Tub! Cabin | 4 bd · 4 ba · sleeps 10 | $50,562 | $470 | 29% | 1★ (1) | 0.6 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
Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$54,024
NOI
$30,527
Cash flow /mo
-$502
Cash needed
$185,971
Cash-on-cash
-3.2%
ROE (yr 1)
7.5%
Cap rate
5.6%
DSCR
0.84
Year-1 write-off
$131,483
Year-1 tax shield @ 32%
$42,074
Year-1 return on equity
- Cash flow (annual)-$6,030
- Principal paydown$3,398
- Appreciation at%$16,497
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)$10,805
- Platform fees (3% of revenue)$1,621
- Maintenance / capex (5% of revenue)$2,701
- Utilities & supplies$4,200
- HOA$0
- Property tax$871
- Insurance (STR-rated)$3,299
Cash needed to close
- Down payment (25%)$137,475
- Closing costs (4.0%)$21,996
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,074
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
$472,000
Short-life (5/15-yr)
$105,000 · 22%
Year-1 deduction
$131,000
Year-1 tax shield @ 32%
$42,000
Land 14% (county tax record, market value split) · building $367,000 over 39 years · new furniture $27,000
Based on: 3,390 sq ft, built 1987, 5 bd / 4.5 ba, unfurnished, listing features (deck, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $75,000 in year 1 (10% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$13,200 new × 40% good × 1.76 allocation
- $7,600
Kitchen countertopsdefault
$10,800 new × 40% good × 1.76 allocation
- $4,200
Decorative trimdefault
$5,900 new × 40% good × 1.76 allocation
- $400
Mirrorsdefault
$600 new × 40% good × 1.76 allocation
- $1,300
Shelvingdefault
$1,800 new × 40% good × 1.76 allocation
- $6,000
Window coverings (34)default
$8,500 new × 40% good × 1.76 allocation
- $7,200
Kitchen & laundry equipment plumbingdefault
$10,300 new × 40% good × 1.76 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 40% good × 1.76 allocation
- $2,500
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 1.76 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)listing
$12,100 new × 50% good × 1.76 allocation
- $10,200
Landscaping (typical)default
$11,600 new × 50% good × 1.76 allocation
- $2,900
Patiosdefault
$3,300 new × 50% good × 1.76 allocation
- $33,600
Decks & porches (attached)listing
$38,100 new × 50% good × 1.76 allocation
- $4,400
Gazebo / pergolalisting
$5,000 new × 50% good × 1.76 allocation
- $259,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$368,000 new × 40% good × 1.76 allocation
- $26,900
Building plumbing & fixturesdefault
$38,200 new × 40% good × 1.76 allocation
- $28,300
Building electrical & lightingdefault
$40,200 new × 40% good × 1.76 allocation
- $26,900
HVACdefault
$38,200 new × 40% good × 1.76 allocation
- $15,400
Hardwood & tile floorsdefault
$21,800 new × 40% good × 1.76 allocation
- $10,600
Septic systemlisting
$12,000 new × 50% good × 1.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,400 | $61,700 | $400 | $131,500 |
| 2 | $0 | $0 | $9,400 | $9,400 |
| 3 | $0 | $0 | $9,400 | $9,400 |
| 4 | $0 | $0 | $9,400 | $9,400 |
| 5 | $0 | $0 | $9,400 | $9,400 |
| 6+ | $0 | $0 | $329,000 | $329,000 |
| Total | $69,400 | $61,700 | $367,000 | $498,100 |
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.