850 Sylvia Ln
Sevierville, TN 37876
$949,900
3 bd · 3.5 ba · 3,136 sqft · Listed 3d ago
View on Realtor.com →Year built
2003
Sqft
3,136
Lot sqft
80,150
HOA / mo
None
Furnished
No
List date
2026-10-08T13:13:04.000000Z
Revenue
Annual revenue
$49,785
ADR
$420
Occupancy
32%
Cleaning fees (12 mo)
$8,856
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $51,041
Rustic Hideaway (4-Bedroom Cabin) with Pool by RedAwning
Cabin · 4 bd · 3.5 ba · sleeps 11 · 75 ft
Revenue $41,672ADR $493Occ ≈ 23%4.7★ (0)
Delisted
Rustic Hideaway: Free Attraction Tickets & Hot Tub
Cabin · 4 bd · 3.5 ba · sleeps 11 · 486 ft
Revenue $43,700ADR $460Occ ≈ 26%4.8★ (31)
Private acreage! Pool! Sleeps 7! Pets! Game Room!
Cabin · 3 bd · 2.5 ba · sleeps 7 · 0.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $60,620ADR $257Occ ≈ 65%4.8★ (98)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Rustic Hideaway (4-Bedroom Cabin) with Pool by RedAwning Cabin | 4 bd · 3.5 ba · sleeps 11 | $41,672 | $493 | 23% | 4.7★ (0) | 75 ft | Delisted |
Rustic Hideaway | Hot Tub • Fire Pit • Game Room Cabin
| 4 bd · 4 ba · sleeps 11 | $58,382 | $440 | 36% | 5★ (3) | 95 ft | AirbnbVrboBooking |
Rustic Hideaway: Free Attraction Tickets & Hot Tub Cabin | 4 bd · 3.5 ba · sleeps 11 | $43,700 | $460 | 26% | 4.8★ (31) | 486 ft | Airbnb |
Private acreage! Pool! Sleeps 7! Pets! Game Room! Cabin
| 3 bd · 2.5 ba · sleeps 7 | $60,620 | $257 | 65% | 4.8★ (98) | 0.7 mi | Airbnb |
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
Est. revenue
$49,785
NOI
$24,560
Cash flow /mo
$2,047
Cash needed
$1,013,396
Cash-on-cash (all cash)
2.4%
ROE (yr 1)
5.2%
Cap rate
2.6%
DSCR
—
Year-1 write-off
$182,211
Year-1 tax shield @ 32%
$58,308
Year-1 return on equity
- Cash flow (annual)$24,560
- Principal paydown (n/a, cash)$0
- Appreciation at%$28,497
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)$9,957
- Platform fees (3% of revenue)$1,494
- Maintenance / capex (5% of revenue)$2,489
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,386
- Insurance (STR-rated)$5,699
Cash needed to close
- Purchase price (all cash)$949,900
- Closing costs (4.0%)$37,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$58,308
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
$837,000
Short-life (5/15-yr)
$156,000 · 19%
Year-1 deduction
$182,000
Year-1 tax shield @ 32%
$58,000
Land 12% (county tax record, market value split) · building $681,000 over 39 years · new furniture $26,000
Based on: 3,136 sq ft, built 2003, 3 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $110,000 in year 1 (10% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,400
Kitchen cabinetsdefault
$12,700 new × 40% good × 2.44 allocation
- $10,100
Kitchen countertopsdefault
$10,400 new × 40% good × 2.44 allocation
- $5,400
Decorative trimdefault
$5,500 new × 40% good × 2.44 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.44 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.44 allocation
- $7,600
Window coverings (31)default
$7,800 new × 40% good × 2.44 allocation
- $13,000
Kitchen & laundry equipment plumbingdefault
$9,900 new × 54% good × 2.44 allocation
- $7,900
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 54% good × 2.44 allocation
- $7,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.44 allocation
- $8,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.44 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $14,200
Paving: driveway & walks (paved)default
$11,600 new × 50% good × 2.44 allocation
- $6,800
Landscaping (minimal)listing
$5,600 new × 50% good × 2.44 allocation
- $17,200
Patioslisting
$14,100 new × 50% good × 2.44 allocation
- $43,100
Decks & porches (attached)listing
$35,300 new × 50% good × 2.44 allocation
- $513,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$341,000 new × 62% good × 2.44 allocation
- $46,700
Building plumbing & fixturesdefault
$35,400 new × 54% good × 2.44 allocation
- $48,800
Building electrical & lightingdefault
$37,000 new × 54% good × 2.44 allocation
- $34,500
HVACdefault
$35,300 new × 40% good × 2.44 allocation
- $19,700
Hardwood & tile floorsdefault
$20,200 new × 40% good × 2.44 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.44 allocation
- $14,700
Septic systemlisting
$12,000 new × 50% good × 2.44 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $100,100 | $81,300 | $700 | $182,200 |
| 2 | $0 | $0 | $17,500 | $17,500 |
| 3 | $0 | $0 | $17,500 | $17,500 |
| 4 | $0 | $0 | $17,500 | $17,500 |
| 5 | $0 | $0 | $17,500 | $17,500 |
| 6+ | $0 | $0 | $610,200 | $610,200 |
| Total | $100,100 | $81,300 | $680,700 | $862,200 |
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.