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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

4214 Mountain Rest Way

4214 Mountain Rest Way

Sevierville, TN 37876

$479,000

4 bd · 3 ba · 2,532 sqft · Listed 1d ago

View on Realtor.com →
Est. land %

Year built

2025

Sqft

2,532

Lot sqft

189,922

HOA / mo

$25

Furnished

No

List date

2026-10-10T23:20:51.000000Z

Revenue

Annual revenue

$59,448

ADR

$276

Occupancy

59%

Cleaning fees (12 mo)

$11,599

Confidence

Med (52.91), 8 comps

Comp revenue range (p25 / median / p75)

$40,919$58,551$74,836

Median revenue of shown comps: $49,748

  • WhispPineRetr: HotTub*Wifi*Secluded*Games*Theater

    Cabin · 4 bd · 2.5 ba · sleeps 11 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $15,220ADR $329Occ ≈ 13%5★ (1)

    AirbnbVrbo

  • Lumber Jack Lodge By Avada Properties

    Vacation home · 4 bd · 3 ba · sleeps 11 · 0.3 mi

    Revenue $45,195ADR $228Occ ≈ 54%5★ (5)

    Booking

  • Secluded 4BR Cabin w/ Views! HOT TUB +Game Room

    Cabin · 4 bd · 2.5 ba · sleeps 11 · 0.3 mi

    Revenue $49,748ADR $240Occ ≈ 57%4.6★ (24)

    Airbnb

  • Sauna + Dome + Slide + Hot Tub + Games & Movies + Pets + Creekfront

    Cabin · 4 bd · 2 ba · sleeps 12 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $73,393ADR $429Occ ≈ 47%5★ (11)

    AirbnbVrbo

  • One Level Cabin•Family&Pet Friendly•Hot Tub•Games

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $79,166ADR $357Occ ≈ 61%4.8★ (65)

    AirbnbVrbo

  • *New* Cabin•Family&Pet Friendly•HotTub•Views•Games

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.5 mi

    Revenue $28,089ADR $482Occ ≈ 16%4.8★ (71)

    Delisted

  • Secluded Cabin/ Theater / Hot Tub/ Game Room/ Pets

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $93,059ADR $397Occ ≈ 64%4.9★ (55)

    AirbnbVrbo

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
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$59,448

NOI

$35,364

Cash flow /mo

$273

Cash needed

$161,910

Cash-on-cash

2.0%

ROE (yr 1)

12.7%

Cap rate

7.4%

DSCR

1.10

Year-1 write-off

$113,887

Year-1 tax shield @ 32%

$36,444

Year-1 return on equity

  • Cash flow (annual)$3,279
  • Principal paydown$2,913
  • Appreciation at%$14,370
ROE12.7%

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)$11,890
  • Platform fees (3% of revenue)$1,783
  • Maintenance / capex (5% of revenue)$2,972
  • Utilities & supplies$4,200
  • HOA$300
  • Property tax$65
  • Insurance (STR-rated)$2,874

Cash needed to close

  • Down payment (25%)$119,750
  • Closing costs (4.0%)$19,160
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,444

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

$407,000

Short-life (5/15-yr)

$91,000 · 22%

Year-1 deduction

$114,000

Year-1 tax shield @ 32%

$36,000

Land 15% (market default, no usable tax-record split) · building $317,000 over 39 years · new furniture $23,000

Based on: 2,532 sq ft, built 2025, 4 bd / 3 ba, unfurnished, listing features (deck, fireplace, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $69,000 in year 1 (11% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$72,400

  • Kitchen cabinetsdefault

    $11,400 new × 96% good × 0.84 allocation

    $9,100

  • Kitchen countertopsdefault

    $9,300 new × 96% good × 0.84 allocation

    $7,500

  • Decorative trimdefault

    $4,400 new × 96% good × 0.84 allocation

    $3,600

  • Mirrorsdefault

    $500 new × 92% good × 0.84 allocation

    $300

  • Shelvingdefault

    $1,500 new × 96% good × 0.84 allocation

    $1,200

  • Window coverings (25)default

    $6,300 new × 90% good × 0.84 allocation

    $4,700

  • Carpet, vinyl & laminate (40% of floors)default

    $6,500 new × 92% good × 0.84 allocation

    $5,000

  • Kitchen & laundry equipment plumbingdefault

    $8,800 new × 98% good × 0.84 allocation

    $7,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 98% good × 0.84 allocation

    $4,400

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 92% good × 0.84 allocation

    $6,200

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$41,200

  • Paving: driveway & walks (paved)default

    $10,400 new × 96% good × 0.84 allocation

    $8,400

  • Landscaping (typical)default

    $10,000 new × 96% good × 0.84 allocation

    $8,100

  • Patiosdefault

    $2,500 new × 96% good × 0.84 allocation

    $2,000

  • Decks & porches (attached)listing

    $28,500 new × 95% good × 0.84 allocation

    $22,700
Building, 39-year$316,600

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $274,700 new × 98% good × 0.84 allocation

    $226,600

  • Building plumbing & fixturesdefault

    $28,500 new × 98% good × 0.84 allocation

    $23,500

  • Building electrical & lightingdefault

    $29,400 new × 98% good × 0.84 allocation

    $24,100

  • HVACdefault

    $28,500 new × 95% good × 0.84 allocation

    $22,700

  • Hardwood & tile floorsdefault

    $9,800 new × 96% good × 0.84 allocation

    $7,900

  • Fireplacelisting

    $2,600 new × 96% good × 0.84 allocation

    $2,100

  • Septic systemlisting

    $12,000 new × 96% good × 0.84 allocation

    $9,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$72,400$41,200$300$113,900
2$0$0$8,100$8,100
3$0$0$8,100$8,100
4$0$0$8,100$8,100
5$0$0$8,100$8,100
6+$0$0$283,800$283,800
Total$72,400$41,200$316,600$430,100

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.