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808 Ailey Church Ln

808 Ailey Church Ln

Sevierville, TN 37876

$395,000

2 bd · 2 ba · 1,050 sqft · Listed 1d ago

View on Realtor.com →

Year built

1987

Sqft

1,050

Lot sqft

19,602

HOA / mo

None

Furnished

No

List date

2026-11-02T22:49:12.000000Z

Revenue

Annual revenue

$37,527

ADR

$190

Occupancy

54%

Cleaning fees (12 mo)

$6,637

Confidence

Med (55.58), 16 comps

Comp revenue range (p25 / median / p75)

$26,153$38,260$41,258

Median revenue of shown comps: $38,260

  • Serenity on Douglas Lake

    House · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    Revenue $18,626ADR $104Occ ≈ 49%4.9★ (112)

    Delisted

  • "Lakefront Serenity" 2 Bedroom Home

    House · 2 bd · 1 ba · sleeps 4 · 0.3 mi

    Revenue $28,398ADR $488Occ ≈ 16%—

    Delisted

  • Sunset Breeze | Hot Tub, Lake View + Dock!

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $54,439ADR $289Occ ≈ 52%4.5★ (42)

    AirbnbBooking

  • Grandview Lodge • Lakeview Cabin w/ Hot Tub

    Cabin · 2 bd · 3 ba · sleeps 6 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $38,449ADR $269Occ ≈ 39%5★ (24)

    AirbnbVrbo

  • Lake house w/ Lake access in front yard!

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $39,974ADR $171Occ ≈ 64%4.8★ (85)

    AirbnbVrbo

  • Apex 1

    Camper/RV · 2 bd · 1 ba · sleeps 4 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $19,859ADR $146Occ ≈ 37%4.5★ (18)

    AirbnbVrbo

  • Deer Crossing at Smoky Mountains

    Cabin · 2 bd · 1.5 ba · sleeps 4 · 0.5 mi

    Revenue $41,010ADR $298Occ ≈ 38%—

    Airbnb

  • 2 Bed 3 Bath Barndominium | Hot Tub + Lake Access

    Cabin · 2 bd · 2.5 ba · sleeps 8 · 0.5 mi

    Revenue $42,001ADR $249Occ ≈ 46%5★ (8)

    Airbnb

  • The Bears Den | Cabin w/ Hot Tub + Lake Access

    House · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    Revenue $31,855ADR $202Occ ≈ 43%5★ (18)

    Airbnb

  • The Bears Den at Smoky Mountains

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    Revenue $3,925ADR $157Occ ≈ 7%—

    Delisted

Show 6 more

  • Douglas Lake | Private | Dog(s) Welcome

    Cabin · 2 bd · 2.5 ba · sleeps 6 · 0.5 mi

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

    Revenue $65,785ADR $297Occ ≈ 61%4.7★ (19)

    AirbnbVrbo

  • The Lakehouse

    House · 2 bd · 2 ba · sleeps 4 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $45,275ADR $189Occ ≈ 66%4.8★ (172)

    AirbnbVrbo

  • Deer Crossing | Hot Tub + Douglas Lake Access

    House · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $28,251ADR $191Occ ≈ 41%5★ (15)

    Airbnb

  • Lakefront Serenity, Your romantic Mountain Retreat

    Place · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $15,777ADR $143Occ ≈ 30%4.8★ (92)

    AirbnbVrbo

  • Douglas Lake Front Cabin Retreat

    Cabin · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $38,352ADR $187Occ ≈ 56%4.7★ (160)

    AirbnbVrbo

  • Tennessee Whiskey Cabin- Lake and Mtn Views- Pets

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $38,167ADR $254Occ ≈ 41%4.9★ (39)

    AirbnbVrboBooking

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

Est. revenue

$37,527

NOI

$19,271

Cash flow /mo

$1,606

Cash needed

$426,800

Cash-on-cash (all cash)

4.5%

ROE (yr 1)

7.3%

Cap rate

4.9%

DSCR

—

Year-1 write-off

$71,561

Year-1 tax shield @ 32%

$22,899

Year-1 return on equity

  • Cash flow (annual)$19,271
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$11,850
ROE7.3%

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)$7,505
  • Platform fees (3% of revenue)$1,126
  • Maintenance / capex (5% of revenue)$1,876
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,060
  • Insurance (STR-rated)$2,489

Cash needed to close

  • Purchase price (all cash)$395,000
  • Closing costs (4.0%)$15,800
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$22,899

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

$187,000

Short-life (5/15-yr)

$55,000 · 30%

Year-1 deduction

$72,000

Year-1 tax shield @ 32%

$23,000

Land 53% (county tax record, market value split) · building $131,000 over 39 years · new furniture $16,000

Based on: 1,050 sq ft, built 1987, 2 bd / 2 ba, unfurnished, listing features (deck, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $46,000 in year 1 (16% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$45,800

  • Kitchen cabinetsdefault

    $8,100 new × 40% good × 1.97 allocation

    $6,400

  • Kitchen countertopsdefault

    $6,600 new × 40% good × 1.97 allocation

    $5,200

  • Decorative trimdefault

    $1,800 new × 40% good × 1.97 allocation

    $1,400

  • Mirrorsdefault

    $300 new × 40% good × 1.97 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 1.97 allocation

    $700

  • Window coverings (11)default

    $2,800 new × 40% good × 1.97 allocation

    $2,200

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

    $2,700 new × 40% good × 1.97 allocation

    $2,100

  • Kitchen & laundry equipment plumbingdefault

    $6,300 new × 40% good × 1.97 allocation

    $5,000

  • Kitchen, laundry & data equipment electricaldefault

    $3,800 new × 40% good × 1.97 allocation

    $3,000

  • Appliances (range, microwave, washer, dryer)listing

    $4,500 new × 40% good × 1.97 allocation

    $3,500

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$25,600

  • Paving: driveway & walks (paved)default

    $6,700 new × 50% good × 1.97 allocation

    $6,600

  • Landscaping (typical)default

    $6,500 new × 50% good × 1.97 allocation

    $6,400

  • Patiosdefault

    $1,000 new × 50% good × 1.97 allocation

    $1,000

  • Decks & porches (attached)listing

    $11,800 new × 50% good × 1.97 allocation

    $11,600
Building, 39-year$131,300

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

    $113,500 new × 40% good × 1.97 allocation

    $89,400

  • Building plumbing & fixturesdefault

    $11,800 new × 40% good × 1.97 allocation

    $9,300

  • Building electrical & lightingdefault

    $10,600 new × 40% good × 1.97 allocation

    $8,300

  • HVACdefault

    $11,800 new × 40% good × 1.97 allocation

    $9,300

  • Hardwood & tile floorsdefault

    $4,100 new × 40% good × 1.97 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 50% good × 1.97 allocation

    $11,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$45,800$25,600$100$71,600
2$0$0$3,400$3,400
3$0$0$3,400$3,400
4$0$0$3,400$3,400
5$0$0$3,400$3,400
6+$0$0$117,700$117,700
Total$45,800$25,600$131,300$202,700

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.