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3436 Quail Way

3436 Quail Way

Sevierville, TN 37862

$724,999

3 bd · 3.5 ba · 2,447 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1995

Sqft

2,447

Lot sqft

23,958

HOA / mo

$40

Furnished

No

List date

2026-10-22T17:48:14.000000Z

Revenue

Annual revenue

$65,002

ADR

$292

Occupancy

61%

Cleaning fees (12 mo)

$11,348

Confidence

Low (38.99), 11 comps

Comp revenue range (p25 / median / p75)

$31,702$50,412$76,259

Median revenue of shown comps: $45,148

  • Smokies Family Retreat•Arcade•Mtn View•Pool Table

    Cabin · 3 bd · 3 ba · sleeps 10 · 167 ft

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

    Revenue $89,460ADR $349Occ ≈ 70%5★ (271)

    AirbnbVrboBooking

  • 2BR with mtn view and hot tub in Wears Valley!

    Vacation home · 3 bd · 3 ba · sleeps 6 · 486 ft

    Revenue $25,650ADR $202Occ ≈ 35%—

    Booking

  • Wilderness Ridge

    Chalet · 3 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $37,753ADR $281Occ ≈ 37%—

    Booking

  • Bears Up There - Mtn Views|Hot Tub|Firepit|Covered

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Wifi
    • +4

    Revenue $59,332ADR $281Occ ≈ 58%5★ (11)

    Airbnb

  • Wears ValleyᨒViewsᨒEZ AccessᨒGame RmᨒDogs OK

    Cabin · 3 bd · 2.5 ba · sleeps 9 · 0.6 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $45,148ADR $321Occ ≈ 39%4.9★ (30)

    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

Est. revenue

$65,002

NOI

$35,944

Cash flow /mo

$2,995

Cash needed

$779,499

Cash-on-cash (all cash)

4.6%

ROE (yr 1)

7.4%

Cap rate

5.0%

DSCR

—

Year-1 write-off

$128,510

Year-1 tax shield @ 32%

$41,123

Year-1 return on equity

  • Cash flow (annual)$35,944
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$21,750
ROE7.4%

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)$13,000
  • Platform fees (3% of revenue)$1,950
  • Maintenance / capex (5% of revenue)$3,250
  • Utilities & supplies$4,200
  • HOA$480
  • Property tax$1,827
  • Insurance (STR-rated)$4,350

Cash needed to close

  • Purchase price (all cash)$724,999
  • Closing costs (4.0%)$29,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$41,123

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

$630,000

Short-life (5/15-yr)

$102,000 · 16%

Year-1 deduction

$129,000

Year-1 tax shield @ 32%

$41,000

Land 13% (county tax record, market value split) · building $527,000 over 39 years · new furniture $26,000

Based on: 2,447 sq ft, built 1995, 3 bd / 3.5 ba, unfurnished, listing features (game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $93,000 in year 1 (11% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$90,400

  • Kitchen cabinetsdefault

    $11,200 new × 40% good × 3.01 allocation

    $13,400

  • Kitchen countertopsdefault

    $9,100 new × 40% good × 3.01 allocation

    $11,000

  • Decorative trimdefault

    $4,300 new × 40% good × 3.01 allocation

    $5,200

  • Mirrorsdefault

    $500 new × 40% good × 3.01 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 3.01 allocation

    $1,400

  • Window coverings (24)default

    $6,000 new × 40% good × 3.01 allocation

    $7,200

  • Kitchen & laundry equipment plumbingdefault

    $8,700 new × 40% good × 3.01 allocation

    $10,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 40% good × 3.01 allocation

    $6,300

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

    $7,700 new × 40% good × 3.01 allocation

    $9,300

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$37,600

  • Paving: driveway & walks (paved)default

    $10,300 new × 50% good × 3.01 allocation

    $15,400

  • Landscaping (typical)default

    $9,900 new × 50% good × 3.01 allocation

    $14,900

  • Patiosdefault

    $2,400 new × 50% good × 3.01 allocation

    $3,600

  • Decks & porches (attached)default

    $2,400 new × 50% good × 3.01 allocation

    $3,600
Building, 39-year$527,400

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

    $265,700 new × 48% good × 3.01 allocation

    $386,700

  • Building plumbing & fixturesdefault

    $27,600 new × 40% good × 3.01 allocation

    $33,200

  • Building electrical & lightingdefault

    $28,300 new × 40% good × 3.01 allocation

    $34,100

  • HVACdefault

    $27,600 new × 40% good × 3.01 allocation

    $33,200

  • Hardwood & tile floorsdefault

    $15,700 new × 40% good × 3.01 allocation

    $19,000

  • Fireplacelisting

    $2,600 new × 40% good × 3.01 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 50% good × 3.01 allocation

    $18,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$90,400$37,600$600$128,500
2$0$0$13,500$13,500
3$0$0$13,500$13,500
4$0$0$13,500$13,500
5$0$0$13,500$13,500
6+$0$0$472,800$472,800
Total$90,400$37,600$527,400$655,400

The building's share of the price ($630,000) is 3.0x our depreciated replacement cost of the home ($209,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.