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1839 Big Buck Ln

1839 Big Buck Ln

Sevierville, TN 37876

$449,900

4 bd · 2.5 ba · 3,585 sqft · Listed today

View on Realtor.com →
Low confidence

Year built

2003

Sqft

3,585

Lot sqft

44,431

HOA / mo

None

Furnished

No

List date

2026-11-03T00:13:13.000000Z

Revenue

Annual revenue

$32,155

ADR

$196

Occupancy

45%

Cleaning fees (12 mo)

$8,642

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$28,807$32,740$36,518

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

Median revenue of shown comps: $32,740

  • Valley View Farm House

    House · 4 bd · 2.5 ba · sleeps 8 · 1.3 mi

    Revenue $27,264ADR $186Occ ≈ 40%5★ (62)

    Airbnb

  • The Great Escape- 4 bedroom Condo- lots of space

    House · 4 bd · 3 ba · sleeps 12 · 2.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $29,321ADR $272Occ ≈ 30%4.8★ (81)

    AirbnbVrbo

  • The Great Escape King suite, Kid friendly

    Vacation home · 4 bd · 3 ba · sleeps 12 · 2.0 mi

    Revenue $36,159ADR $318Occ ≈ 31%4.2★ (4)

    Booking

  • Carden Cabin- 4 Bedrooms, 2.5 Bathrooms, Sleeps 10

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 2.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $37,596ADR $195Occ ≈ 53%5★ (324)

    AirbnbVrbo

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

$32,155

NOI

$15,234

Cash flow /mo

$1,270

Cash needed

$496,896

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.8%

Cap rate

3.4%

DSCR

—

Year-1 write-off

$91,941

Year-1 tax shield @ 32%

$29,421

Year-1 return on equity

  • Cash flow (annual)$15,234
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,497
ROE5.8%

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)$6,431
  • Platform fees (3% of revenue)$965
  • Maintenance / capex (5% of revenue)$1,608
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,018
  • Insurance (STR-rated)$2,699

Cash needed to close

  • Purchase price (all cash)$449,900
  • Closing costs (4.0%)$17,996
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$29,421

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

$406,000

Short-life (5/15-yr)

$63,000 · 15%

Year-1 deduction

$92,000

Year-1 tax shield @ 32%

$29,000

Land 10% (county tax record, market value split) · building $343,000 over 39 years · new furniture $29,000

Based on: 3,585 sq ft, built 2003, 4 bd / 2.5 ba, unfurnished, listing features (covered patio, game room, fireplace, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $76,000 in year 1 (11% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,500

  • Kitchen cabinetsdefault

    $13,700 new × 40% good × 1.08 allocation

    $5,900

  • Kitchen countertopsdefault

    $11,200 new × 40% good × 1.08 allocation

    $4,800

  • Decorative trimdefault

    $6,300 new × 40% good × 1.08 allocation

    $2,700

  • Mirrorsdefault

    $300 new × 40% good × 1.08 allocation

    $100

  • Shelvingdefault

    $1,500 new × 40% good × 1.08 allocation

    $600

  • Window coverings (36)default

    $9,000 new × 40% good × 1.08 allocation

    $3,900

  • Kitchen & laundry equipment plumbingdefault

    $10,600 new × 54% good × 1.08 allocation

    $6,200

  • Kitchen, laundry & data equipment electricaldefault

    $6,400 new × 54% good × 1.08 allocation

    $3,700

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.08 allocation

    $3,500

  • Furniture bought newlisting

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

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$31,000

  • Paving: driveway & walks (paved)default

    $12,400 new × 50% good × 1.08 allocation

    $6,700

  • Landscaping (typical)default

    $11,900 new × 50% good × 1.08 allocation

    $6,400

  • Covered patiolisting

    $29,600 new × 50% good × 1.08 allocation

    $16,000

  • Decks & porches (attached)default

    $3,500 new × 50% good × 1.08 allocation

    $1,900
Building, 39-year$343,200

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

    $389,900 new × 62% good × 1.08 allocation

    $259,700

  • Building plumbing & fixturesdefault

    $40,400 new × 54% good × 1.08 allocation

    $23,600

  • Building electrical & lightingdefault

    $42,700 new × 54% good × 1.08 allocation

    $24,900

  • HVACdefault

    $40,400 new × 40% good × 1.08 allocation

    $17,400

  • Hardwood & tile floorsdefault

    $23,100 new × 40% good × 1.08 allocation

    $10,000

  • Fireplacelisting

    $2,600 new × 40% good × 1.08 allocation

    $1,100

  • Septic systemlisting

    $12,000 new × 50% good × 1.08 allocation

    $6,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$60,500$31,000$400$91,900
2$0$0$8,800$8,800
3$0$0$8,800$8,800
4$0$0$8,800$8,800
5$0$0$8,800$8,800
6+$0$0$307,600$307,600
Total$60,500$31,000$343,200$434,800

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.