2740 Dogwood Loop Dr
Sevierville, TN 37876
$449,999
3 bd · 1.5 ba · 1,147 sqft · Listed 1d ago
View on Realtor.com →Year built
1976
Sqft
1,147
Lot sqft
—
HOA / mo
$0
Furnished
No
List date
2026-10-01T22:06:35.000000Z
Revenue
Annual revenue
$58,409
ADR
$184
Occupancy
87%
Cleaning fees (12 mo)
$7,612
Confidence
Low (49.34), 6 comps
Comp revenue range (p25 / median / p75)
Cedar Splash
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.4 mi
Revenue $93,151ADR $431Occ ≈ 59%—
Red Cedar Lodge - Mountain Views, Outdoor Hot Tub, + Arcade Games!
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.5 mi
Revenue $29,094ADR $140Occ ≈ 57%4.7★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
*Relaxing 3BD Cabin w/ HOT TUB! Firepit + Games!* Cabin | 3 bd · 2.5 ba · sleeps 10 | $73,178 | $306 | 66% | 4.8★ (29) | 0.3 mi | AirbnbVrbo |
Cedar Splash Vacation home | 3 bd · 2 ba · sleeps 10 | $93,151 | $431 | 59% | — | 0.4 mi | Booking |
Spectacular Family Retreat with Hi-End Décor, Game House | 3 bd · 2.5 ba · sleeps 10 | $29,456 | $274 | 29% | 4.5★ (15) | 0.4 mi | AirbnbVrboBooking |
Luxe Cabin w/ Covered Pool + Smoky Mountain Vistas Cabin | 3 bd · 2 ba · sleeps 12 | $72,487 | $331 | 60% | 4.2★ (221) | 0.4 mi | AirbnbVrboBooking |
Log Cabin-Hot Tub, Gatlinburg Smoky Mountain View Cabin | 3 bd · 2 ba · sleeps 8 | $33,133 | $150 | 61% | 4.9★ (45) | 0.5 mi | AirbnbVrboBooking |
Red Cedar Lodge - Mountain Views, Outdoor Hot Tub, + Arcade Games! Vacation home | 3 bd · 2 ba · sleeps 10 | $29,094 | $140 | 57% | 4.7★ (3) | 0.5 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$58,409
NOI
$34,906
Cash flow /mo
$425
Cash needed
$150,000
Cash-on-cash
3.4%
ROE (yr 1)
14.3%
Cap rate
7.8%
DSCR
1.17
Year-1 write-off
$144,065
Year-1 tax shield @ 32%
$46,101
Year-1 return on equity
- Cash flow (annual)$5,104
- Principal paydown$2,803
- Appreciation at%$13,500
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)$11,682
- Platform fees (3% of revenue)$1,752
- Maintenance / capex (5% of revenue)$2,920
- Utilities & supplies$4,200
- HOA$0
- Property tax$248
- Insurance (STR-rated)$2,700
Cash needed to close
- Down payment (25%)$112,500
- Closing costs (4.0%)$18,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,101
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
$396,000
Short-life (5/15-yr)
$124,000 · 31%
Year-1 deduction
$144,000
Year-1 tax shield @ 32%
$46,000
Land 12% (county tax record, market value split) · building $272,000 over 39 years · new furniture $20,000
Based on: 1,147 sq ft, built 1976, 3 bd / 1.5 ba, unfurnished, listing features (deck, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $92,000 in year 1 (18% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,600
Kitchen cabinetsdefault
$8,300 new × 40% good × 3.80 allocation
- $10,300
Kitchen countertopsdefault
$6,800 new × 40% good × 3.80 allocation
- $3,000
Decorative trimdefault
$2,000 new × 40% good × 3.80 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.80 allocation
- $1,800
Shelvingdefault
$1,200 new × 40% good × 3.80 allocation
- $4,200
Window coverings (11)default
$2,800 new × 40% good × 3.80 allocation
- $11,200
Carpet, vinyl & laminate (100% of floors)listing
$7,400 new × 40% good × 3.80 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 3.80 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.80 allocation
- $12,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.80 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,300
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 3.80 allocation
- $12,800
Landscaping (typical)default
$6,800 new × 50% good × 3.80 allocation
- $2,100
Patiosdefault
$1,100 new × 50% good × 3.80 allocation
- $24,500
Decks & porches (attached)listing
$12,900 new × 50% good × 3.80 allocation
- $188,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$124,000 new × 40% good × 3.80 allocation
- $19,500
Building plumbing & fixturesdefault
$12,900 new × 40% good × 3.80 allocation
- $17,900
Building electrical & lightingdefault
$11,800 new × 40% good × 3.80 allocation
- $19,600
HVACdefault
$12,900 new × 40% good × 3.80 allocation
- $4,000
Fireplacelisting
$2,600 new × 40% good × 3.80 allocation
- $22,800
Septic systemlisting
$12,000 new × 50% good × 3.80 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,000 | $52,800 | $300 | $144,100 |
| 2 | $0 | $0 | $7,000 | $7,000 |
| 3 | $0 | $0 | $7,000 | $7,000 |
| 4 | $0 | $0 | $7,000 | $7,000 |
| 5 | $0 | $0 | $7,000 | $7,000 |
| 6+ | $0 | $0 | $243,900 | $243,900 |
| Total | $91,000 | $52,800 | $272,100 | $415,800 |
The building's share of the price ($396,000) is 3.8x our depreciated replacement cost of the home ($104,000). 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.