1131 Tanrac Trl
Gatlinburg, TN 37738
$399,999
3 bd · 2.5 ba · 5,800 sqft · Listed 2d ago
View on Realtor.com →Year built
1976
Sqft
5,800
Lot sqft
436
HOA / mo
None
Furnished
No
List date
2026-09-25T19:32:42Z
Revenue
Annual revenue
$69,639
ADR
$300
Occupancy
64%
Cleaning fees (12 mo)
$13,038
Confidence
Low (48.56), 48 comps
Comp revenue range (p25 / median / p75)
Bear Run Getaway | Near Downtown Gatlinburg
3 bd · 3 ba · sleeps 11 · 0.1 mi
Revenue —ADR $247Occ ≈ —5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Upscale Cabin w/ Views! HOT TUB, Pets, Sleeps 8! | 3 bd · 2.5 ba · sleeps 8 | — | $340 | — | 4.8★ (152) | 148 ft | AirbnbVrbo |
Raintree Hideaway - Relaxing Soaks & Game Nights | 3 bd · 3 ba · sleeps 10 | — | $296 | — | 4.6★ (5) | 236 ft | AirbnbVrbo |
Spacious Cabin w/Walkin Shower|Game Room|Hot Tub | 3 bd · 3 ba · sleeps 10 | — | $325 | — | 4.6★ (26) | 341 ft | AirbnbVrbo |
Private Indoor Pool Cabin | Game Room + Firepit | 3 bd · 2.5 ba · sleeps 8 | — | $549 | — | 4.3★ (22) | 381 ft | AirbnbVrbo |
11 min to Gatlinburg 3BR CBN Game Room Sleeps 10 | 3 bd · 3 ba · sleeps 10 | — | $405 | — | 5★ (120) | 417 ft | AirbnbVrbo |
Modern Cabin w/Arcade Game|Fireplace|Private Hot T | 3 bd · 2.5 ba · sleeps 10 | — | $317 | — | 4.7★ (36) | 423 ft | AirbnbVrbo |
Blue Smoke - Game Room • Hot Tub • Sleeps 8 | 3 bd · 2.5 ba · sleeps 8 | — | $313 | — | 4.8★ (20) | 512 ft | AirbnbVrbo |
Raintree Hideaway | 3 bd · 3 ba · sleeps 10 | — | $314 | — | 4.8★ (29) | 0.1 mi | AirbnbVrbo |
*Secluded 3BD w/ Hot Tub + Fireplace + Game Room* | 3 bd · 3 ba · sleeps 11 | — | $242 | — | 4★ (3) | 0.1 mi | AirbnbVrbo |
Bear Run Getaway | Near Downtown Gatlinburg | 3 bd · 3 ba · sleeps 11 | — | $247 | — | 5★ (1) | 0.1 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$69,639
NOI
$42,957
Cash flow /mo
$1,424
Cash needed
$135,500
Cash-on-cash
12.6%
ROE (yr 1)
23.4%
Cap rate
10.7%
DSCR
1.66
Year-1 write-off
$103,356
Year-1 tax shield @ 32%
$33,074
Year-1 return on equity
- Cash flow (annual)$17,092
- Principal paydown$2,618
- Appreciation at%$12,000
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,928
- Platform fees (3% of revenue)$2,089
- Maintenance / capex (5% of revenue)$3,482
- Utilities & supplies$4,200
- HOA$0
- Property tax$583
- Insurance (STR-rated)$2,400
Cash needed to close
- Down payment (25%)$100,000
- Closing costs (4.0%)$16,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,074
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
$347,000
Short-life (5/15-yr)
$83,000 · 24%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 13% (county tax record, market value split) · building $264,000 over 39 years · new furniture $20,000
Based on: 5,800 sq ft, built 1976, 3 bd / 2.5 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $64,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,700
Kitchen cabinetsdefault
$18,500 new × 40% good × 0.77 allocation
- $4,700
Kitchen countertopsdefault
$15,100 new × 40% good × 0.77 allocation
- $3,100
Decorative trimdefault
$10,200 new × 40% good × 0.77 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 0.77 allocation
- $400
Shelvingdefault
$1,200 new × 40% good × 0.77 allocation
- $4,500
Window coverings (58)default
$14,500 new × 40% good × 0.77 allocation
- $11,600
Carpet, vinyl & laminate (100% of floors)listing
$37,300 new × 40% good × 0.77 allocation
- $4,500
Kitchen & laundry equipment plumbingdefault
$14,400 new × 40% good × 0.77 allocation
- $2,700
Kitchen, laundry & data equipment electricaldefault
$8,700 new × 40% good × 0.77 allocation
- $1,400
Appliances (range, disposal, refrigerator)listing
$4,400 new × 40% good × 0.77 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,100
Paving: driveway & walks (paved)default
$15,800 new × 50% good × 0.77 allocation
- $2,900
Landscaping (minimal)listing
$7,600 new × 50% good × 0.77 allocation
- $10,100
Patioslisting
$26,100 new × 50% good × 0.77 allocation
- $25,300
Decks & porches (attached)listing
$65,300 new × 50% good × 0.77 allocation
- $195,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$632,200 new × 40% good × 0.77 allocation
- $20,300
Building plumbing & fixturesdefault
$65,500 new × 40% good × 0.77 allocation
- $21,900
Building electrical & lightingdefault
$70,800 new × 40% good × 0.77 allocation
- $20,200
HVACdefault
$65,300 new × 40% good × 0.77 allocation
- $800
Fireplacelisting
$2,600 new × 40% good × 0.77 allocation
- $4,600
Septic systemlisting
$12,000 new × 50% good × 0.77 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,100 | $44,400 | $800 | $103,400 |
| 2 | $0 | $0 | $6,800 | $6,800 |
| 3 | $0 | $0 | $6,800 | $6,800 |
| 4 | $0 | $0 | $6,800 | $6,800 |
| 5 | $0 | $0 | $6,800 | $6,800 |
| 6+ | $0 | $0 | $235,800 | $235,800 |
| Total | $58,100 | $44,400 | $263,700 | $366,200 |
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: Georgia disallows 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.