3116 Cherokee Valley Dr
Sevierville, TN 37862
$985,000
6 bd · 3 ba · 2,196 sqft · Listed 2d ago
View on Realtor.com →Year built
2008
Sqft
2,196
Lot sqft
13,504
HOA / mo
$13
Furnished
No
List date
2026-11-10T20:31:26.000000Z
Revenue
Annual revenue
$60,729
ADR
$172
Occupancy
97%
Cleaning fees (12 mo)
$5,110
Confidence
Low (49.16), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $59,216
Very close 2 Pkwy/Attractions, 6 Bedrooms, Hot Tub
House · 6 bd · 3 ba · sleeps 12 · 210 ft
Revenue $37,939ADR $280Occ ≈ 37%5★ (2)
Jack's Hideaway*Easy Access Roads*Close to Fun
Cottage · 6 bd · 3 ba · sleeps 12 · 276 ft
Revenue $60,368ADR $336Occ ≈ 49%4.5★ (14)
Mountain Sunrise by Avada Properties
Vacation home · 6 bd · 4 ba · sleeps 16 · 0.2 mi
Revenue $82,553ADR $387Occ ≈ 58%3★ (1)
Mini Golf A+Loc 5bd+Loft Discounts Cabin HotTub
Cabin · 6 bd · 4 ba · sleeps 15 · 0.2 mi
Revenue $90,899ADR $0Occ ≈ —4.8★ (216)
Wingrest Five King Bedroom Cabin with Hot Tub and Pool Table
Vacation home · 6 bd · 4 ba · sleeps 12 · 0.3 mi
Revenue $4,591ADR $646Occ ≈ 2%—
Mountain Creek Lodge
Vacation home · 6 bd · 3 ba · sleeps 13 · 0.4 mi
Revenue $59,097ADR $422Occ ≈ 38%4.8★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Very close 2 Pkwy/Attractions, 6 Bedrooms, Hot Tub House | 6 bd · 3 ba · sleeps 12 | $37,939 | $280 | 37% | 5★ (2) | 210 ft | Airbnb |
Jack's Hideaway*Easy Access Roads*Close to Fun Cottage | 6 bd · 3 ba · sleeps 12 | $60,368 | $336 | 49% | 4.5★ (14) | 276 ft | Airbnb |
Fall Discounts! PF Cabin, MiniGolf, Hot Tub, 5Bd+1 House
| 6 bd · 4 ba · sleeps 15 | $59,216 | $527 | 31% | 5★ (18) | 0.2 mi | AirbnbVrbo |
Mountain Sunrise by Avada Properties Vacation home | 6 bd · 4 ba · sleeps 16 | $82,553 | $387 | 58% | 3★ (1) | 0.2 mi | Booking |
Mini Golf A+Loc 5bd+Loft Discounts Cabin HotTub Cabin | 6 bd · 4 ba · sleeps 15 | $90,899 | $0 | — | 4.8★ (216) | 0.2 mi | Airbnb |
Wingrest Five King Bedroom Cabin with Hot Tub and Pool Table Vacation home | 6 bd · 4 ba · sleeps 12 | $4,591 | $646 | 2% | — | 0.3 mi | Booking |
Mountain Creek Lodge Vacation home | 6 bd · 3 ba · sleeps 13 | $59,097 | $422 | 38% | 4.8★ (4) | 0.4 mi | Booking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$60,729
NOI
$32,234
Cash flow /mo
-$2,699
Cash needed
$315,650
Cash-on-cash
-10.3%
ROE (yr 1)
1.1%
Cap rate
3.3%
DSCR
0.50
Year-1 write-off
$188,350
Year-1 tax shield @ 32%
$60,272
Year-1 return on equity
- Cash flow (annual)-$32,382
- Principal paydown$6,257
- Appreciation at%$29,550
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)$12,146
- Platform fees (3% of revenue)$1,822
- Maintenance / capex (5% of revenue)$3,036
- Utilities & supplies$4,200
- HOA$156
- Property tax$1,225
- Insurance (STR-rated)$5,910
Cash needed to close
- Down payment (25%)$246,250
- Closing costs (4.0%)$39,400
- Furnishing (bought new)$30,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$60,272
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$837,000
Short-life (5/15-yr)
$158,000 · 19%
Year-1 deduction
$188,000
Year-1 tax shield @ 32%
$60,000
Land 15% (market default, no usable tax-record split) · building $680,000 over 39 years · new furniture $30,000
Based on: 2,196 sq ft, built 2008, 6 bd / 3 ba, unfurnished, listing features (deck, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $116,000 in year 1 (10% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,600
Kitchen cabinetsdefault
$10,600 new × 40% good × 3.20 allocation
- $11,100
Kitchen countertopsdefault
$8,700 new × 40% good × 3.20 allocation
- $4,900
Decorative trimdefault
$3,800 new × 40% good × 3.20 allocation
- $600
Mirrorsdefault
$500 new × 40% good × 3.20 allocation
- $2,700
Shelvingdefault
$2,100 new × 40% good × 3.20 allocation
- $7,000
Window coverings (22)default
$5,500 new × 40% good × 3.20 allocation
- $7,200
Carpet, vinyl & laminate (40% of floors)default
$5,700 new × 40% good × 3.20 allocation
- $16,900
Kitchen & laundry equipment plumbingdefault
$8,300 new × 64% good × 3.20 allocation
- $10,200
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 64% good × 3.20 allocation
- $9,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 3.20 allocation
- $30,000
Furniture bought newlisting
$30,000 new × 100% good · bought separately
- $15,500
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 3.20 allocation
- $15,000
Landscaping (typical)default
$9,300 new × 50% good × 3.20 allocation
- $3,500
Patiosdefault
$2,200 new × 50% good × 3.20 allocation
- $39,500
Decks & porches (attached)listing
$24,700 new × 50% good × 3.20 allocation
- $531,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,400 new × 70% good × 3.20 allocation
- $50,600
Building plumbing & fixturesdefault
$24,700 new × 64% good × 3.20 allocation
- $51,400
Building electrical & lightingdefault
$25,100 new × 64% good × 3.20 allocation
- $31,700
HVACdefault
$24,700 new × 40% good × 3.20 allocation
- $10,900
Hardwood & tile floorsdefault
$8,500 new × 40% good × 3.20 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.20 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $114,100 | $73,500 | $700 | $188,400 |
| 2 | $0 | $0 | $17,400 | $17,400 |
| 3 | $0 | $0 | $17,400 | $17,400 |
| 4 | $0 | $0 | $17,400 | $17,400 |
| 5 | $0 | $0 | $17,400 | $17,400 |
| 6+ | $0 | $0 | $609,200 | $609,200 |
| Total | $114,100 | $73,500 | $679,600 | $867,300 |
The building's share of the price ($837,000) is 3.2x our depreciated replacement cost of the home ($262,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.