2733 Dogwood Loop Dr
Sevierville, TN 37876
$984,900
4 bd · 3.5 ba · 2,832 sqft · Listed 5d ago
View on Realtor.com →Year built
2026
Sqft
2,832
Lot sqft
26,136
HOA / mo
None
Furnished
No
List date
2026-09-22T14:46:57Z
Revenue
Annual revenue
$72,069
ADR
$239
Occupancy
83%
Cleaning fees (12 mo)
$12,057
Confidence
Low (49.87), 11 comps
Comp revenue range (p25 / median / p75)
Red Cedar Lodge By Avada Properties
3 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue —ADR $107Occ ≈ ——
—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
4BR w/MTN Views! Hot Tub*Game Room*Quiet*Families | 4 bd · 3 ba · sleeps 15 | — | $376 | — | 4.8★ (50) | 0.3 mi | AirbnbVrbo |
Secluded Luxe Cabin | Hot Tub, Game Room, Theater | 3 bd · 3.5 ba · sleeps 7 | — | $310 | — | 4.8★ (101) | 0.3 mi | AirbnbVrbo |
*Relaxing 3BD Cabin w/ HOT TUB! Firepit + Games!* | 3 bd · 2.5 ba · sleeps 10 | — | $306 | — | 4.8★ (29) | 0.3 mi | AirbnbVrbo |
Smokies Pool Cabin | Hot Tub | Theater | Dollywood | 3 bd · 3 ba · sleeps 8 | — | $445 | — | 4.9★ (9) | 0.3 mi | AirbnbVrbo |
Smokies & Dollywood 20 Min | Pool-HotTub-Theatre | 3 bd · 3 ba · sleeps 9 | — | $382 | — | 5★ (48) | 0.3 mi | AirbnbVrbo |
Red Cedar Lodge By Avada Properties | 3 bd · 3 ba · sleeps 10 | — | $107 | — | — | 0.4 mi | — |
Spectacular Family Retreat with Hi-End Décor, Game | 3 bd · 2.5 ba · sleeps 10 | — | $274 | — | 4.5★ (15) | 0.4 mi | AirbnbVrbo |
Scenic Seclusion w/ Hot Tub,View, Putt-Putt &More | 5 bd · 3 ba · sleeps 15 | — | $326 | — | 4.8★ (26) | 0.4 mi | AirbnbVrbo |
RedCedarRetr: MtnViews*Hot Tub*Wifi*Fire Pit*Yard | 3 bd · 3 ba · sleeps 8 | — | $396 | — | 4.2★ (12) | 0.4 mi | AirbnbVrbo |
Pano Mtn Views Cabin/HotTub/Games/Bar/Pet OK | 4 bd · 4 ba · sleeps 10 | — | $386 | — | 5★ (205) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$72,069
NOI
$41,758
Cash flow /mo
-$1,827
Cash needed
$314,621
Cash-on-cash
-7.0%
ROE (yr 1)
4.5%
Cap rate
4.2%
DSCR
0.66
Year-1 write-off
$231,271
Year-1 tax shield @ 32%
$74,007
Year-1 return on equity
- Cash flow (annual)-$21,929
- Principal paydown$6,445
- Appreciation at%$29,547
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$14,414
- Platform fees (3% of revenue)$2,162
- Maintenance / capex (5% of revenue)$3,603
- Utilities & supplies$4,200
- HOA$0
- Property tax$22
- Insurance (STR-rated)$5,909
Cash needed to close
- Down payment (25%)$246,225
- Closing costs (4.0%)$39,396
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$74,007
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
$837,000
Short-life (5/15-yr)
$200,000 · 24%
Year-1 deduction
$231,000
Year-1 tax shield @ 32%
$74,000
Land 15% (market default, no usable tax-record split) · building $637,000 over 39 years · new furniture $29,000
Based on: 2,832 sq ft, built 2026, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, game room, fireplace).
IRS-guide safe-harbor floor: $139,000 in year 1 (13% short-life, $45,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $18,300
Kitchen cabinetsdefault
$12,000 new × 100% good × 1.52 allocation
- $15,000
Kitchen countertopsdefault
$9,800 new × 100% good × 1.52 allocation
- $7,600
Decorative trimdefault
$5,000 new × 100% good × 1.52 allocation
- $700
Mirrorsdefault
$500 new × 100% good × 1.52 allocation
- $2,300
Shelvingdefault
$1,500 new × 100% good × 1.52 allocation
- $10,700
Window coverings (28)default
$7,000 new × 100% good × 1.52 allocation
- $11,100
Carpet, vinyl & laminate (40% of floors)default
$7,300 new × 100% good × 1.52 allocation
- $14,200
Kitchen & laundry equipment plumbingdefault
$9,300 new × 100% good × 1.52 allocation
- $8,600
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 100% good × 1.52 allocation
- $12,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 1.52 allocation
- $13,700
Hot tub (freestanding)listing
$9,000 new × 100% good × 1.52 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $16,800
Paving: driveway & walks (paved)default
$11,000 new × 100% good × 1.52 allocation
- $16,200
Landscaping (typical)default
$10,600 new × 100% good × 1.52 allocation
- $4,300
Patiosdefault
$2,800 new × 100% good × 1.52 allocation
- $48,500
Decks & porches (attached)listing
$31,900 new × 100% good × 1.52 allocation
- $468,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$307,500 new × 100% good × 1.52 allocation
- $48,600
Building plumbing & fixturesdefault
$31,900 new × 100% good × 1.52 allocation
- $50,500
Building electrical & lightingdefault
$33,200 new × 100% good × 1.52 allocation
- $48,600
HVACdefault
$31,900 new × 100% good × 1.52 allocation
- $16,700
Hardwood & tile floorsdefault
$10,900 new × 100% good × 1.52 allocation
- $4,000
Fireplacelisting
$2,600 new × 100% good × 1.52 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $143,400 | $85,800 | $2,000 | $231,300 |
| 2 | $0 | $0 | $16,300 | $16,300 |
| 3 | $0 | $0 | $16,300 | $16,300 |
| 4 | $0 | $0 | $16,300 | $16,300 |
| 5 | $0 | $0 | $16,300 | $16,300 |
| 6+ | $0 | $0 | $569,600 | $569,600 |
| Total | $143,400 | $85,800 | $636,900 | $866,200 |
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.