1131 Tanrac Trl

Gatlinburg, TN 37738

$399,999

3 bd · 2.5 ba · 5,800 sqft · Listed 2d ago

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Year built

1976

Sqft

5,800

Lot sqft

436

HOA / mo

None

Furnished

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)

$39,647$61,640$77,508

Upscale Cabin w/ Views! HOT TUB, Pets, Sleeps 8!
3 bd · 2.5 ba · sleeps 8 · 148 ft
Revenue —ADR $340Occ ≈ —4.8★ (152)
Airbnb Vrbo
Raintree Hideaway - Relaxing Soaks & Game Nights
3 bd · 3 ba · sleeps 10 · 236 ft
Revenue —ADR $296Occ ≈ —4.6★ (5)
Airbnb Vrbo
Spacious Cabin w/Walkin Shower|Game Room|Hot Tub
3 bd · 3 ba · sleeps 10 · 341 ft
Revenue —ADR $325Occ ≈ —4.6★ (26)
Airbnb Vrbo
Private Indoor Pool Cabin | Game Room + Firepit
3 bd · 2.5 ba · sleeps 8 · 381 ft
Revenue —ADR $549Occ ≈ —4.3★ (22)
Airbnb Vrbo
11 min to Gatlinburg 3BR CBN Game Room Sleeps 10
3 bd · 3 ba · sleeps 10 · 417 ft
Revenue —ADR $405Occ ≈ —5★ (120)
Airbnb Vrbo
Modern Cabin w/Arcade Game|Fireplace|Private Hot T
3 bd · 2.5 ba · sleeps 10 · 423 ft
Revenue —ADR $317Occ ≈ —4.7★ (36)
Airbnb Vrbo
Blue Smoke - Game Room • Hot Tub • Sleeps 8
3 bd · 2.5 ba · sleeps 8 · 512 ft
Revenue —ADR $313Occ ≈ —4.8★ (20)
Airbnb Vrbo
Raintree Hideaway
3 bd · 3 ba · sleeps 10 · 0.1 mi
Revenue —ADR $314Occ ≈ —4.8★ (29)
Airbnb Vrbo
*Secluded 3BD w/ Hot Tub + Fireplace + Game Room*
3 bd · 3 ba · sleeps 11 · 0.1 mi
Revenue —ADR $242Occ ≈ —4★ (3)
Airbnb Vrbo
Bear Run Getaway | Near Downtown Gatlinburg
3 bd · 3 ba · sleeps 11 · 0.1 mi
Revenue —ADR $247Occ ≈ —5★ (1)
Airbnb

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	Airbnb Vrbo
Raintree Hideaway - Relaxing Soaks & Game Nights	3 bd · 3 ba · sleeps 10	—	$296	—	4.6★ (5)	236 ft	Airbnb Vrbo
Spacious Cabin w/Walkin Shower\|Game Room\|Hot Tub	3 bd · 3 ba · sleeps 10	—	$325	—	4.6★ (26)	341 ft	Airbnb Vrbo
Private Indoor Pool Cabin \| Game Room + Firepit	3 bd · 2.5 ba · sleeps 8	—	$549	—	4.3★ (22)	381 ft	Airbnb Vrbo
11 min to Gatlinburg 3BR CBN Game Room Sleeps 10	3 bd · 3 ba · sleeps 10	—	$405	—	5★ (120)	417 ft	Airbnb Vrbo
Modern Cabin w/Arcade Game\|Fireplace\|Private Hot T	3 bd · 2.5 ba · sleeps 10	—	$317	—	4.7★ (36)	423 ft	Airbnb Vrbo
Blue Smoke - Game Room • Hot Tub • Sleeps 8	3 bd · 2.5 ba · sleeps 8	—	$313	—	4.8★ (20)	512 ft	Airbnb Vrbo
Raintree Hideaway	3 bd · 3 ba · sleeps 10	—	$314	—	4.8★ (29)	0.1 mi	Airbnb Vrbo
Secluded 3BD w/ Hot Tub + Fireplace + Game Room	3 bd · 3 ba · sleeps 11	—	$242	—	4★ (3)	0.1 mi	Airbnb Vrbo
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

Financing

Purchase priceAlready furnishedTax bracket

Est. revenue

$69,639

NOI

$42,957

Cash flow /mo

$3,580

Cash needed

$435,499

Cash-on-cash (all cash)

9.9%

ROE (yr 1)

12.6%

Cap rate

10.7%

DSCR

—

Year-1 write-off

$103,356

Year-1 tax shield @ 32%

$33,074

Year-1 return on equity

Cash flow (annual)$42,957
Principal paydown (n/a, cash)$0
Appreciation at%$12,000

ROE12.6%

ROE incl. year-1 tax savings (32% bracket, STR loophole)20.2%

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

Purchase price (all cash)$399,999
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-year property$58,100

Kitchen cabinetsdefault
$18,500 new × 40% good × 0.77 allocation
$5,700
Kitchen countertopsdefault
$15,100 new × 40% good × 0.77 allocation
$4,700
Decorative trimdefault
$10,200 new × 40% good × 0.77 allocation
$3,100
Mirrorsdefault
$300 new × 40% good × 0.77 allocation
$100
Shelvingdefault
$1,200 new × 40% good × 0.77 allocation
$400
Window coverings (58)default
$14,500 new × 40% good × 0.77 allocation
$4,500
Carpet, vinyl & laminate (100% of floors)listing
$37,300 new × 40% good × 0.77 allocation
$11,600
Kitchen & laundry equipment plumbingdefault
$14,400 new × 40% good × 0.77 allocation
$4,500
Kitchen, laundry & data equipment electricaldefault
$8,700 new × 40% good × 0.77 allocation
$2,700
Appliances (range, disposal, refrigerator)listing
$4,400 new × 40% good × 0.77 allocation
$1,400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$44,400

Paving: driveway & walks (paved)default
$15,800 new × 50% good × 0.77 allocation
$6,100
Landscaping (minimal)listing
$7,600 new × 50% good × 0.77 allocation
$2,900
Patioslisting
$26,100 new × 50% good × 0.77 allocation
$10,100
Decks & porches (attached)listing
$65,300 new × 50% good × 0.77 allocation
$25,300

Building, 39-year$263,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$632,200 new × 40% good × 0.77 allocation
$195,800
Building plumbing & fixturesdefault
$65,500 new × 40% good × 0.77 allocation
$20,300
Building electrical & lightingdefault
$70,800 new × 40% good × 0.77 allocation
$21,900
HVACdefault
$65,300 new × 40% good × 0.77 allocation
$20,200
Fireplacelisting
$2,600 new × 40% good × 0.77 allocation
$800
Septic systemlisting
$12,000 new × 50% good × 0.77 allocation
$4,600

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.