4178 Mountain Rest Way
Sevierville, TN 37876
$379,000
4 bd · 3 ba · 2,532 sqft · Listed 1d ago
View on Realtor.com →Year built
2025
Sqft
2,532
Lot sqft
189,922
HOA / mo
$25
Furnished
No
List date
2026-10-10T21:11:17.000000Z
Revenue
Annual revenue
$60,936
ADR
$283
Occupancy
59%
Cleaning fees (12 mo)
$11,776
Confidence
Med (52.91), 8 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $49,748
Lumber Jack Lodge By Avada Properties
Vacation home · 4 bd · 3 ba · sleeps 11 · 0.4 mi
Revenue $45,195ADR $228Occ ≈ 54%5★ (5)
*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)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
WhispPineRetr: HotTub*Wifi*Secluded*Games*Theater Cabin | 4 bd · 2.5 ba · sleeps 11 | $15,220 | $329 | 13% | 5★ (1) | 0.4 mi | AirbnbVrbo |
Lumber Jack Lodge By Avada Properties Vacation home | 4 bd · 3 ba · sleeps 11 | $45,195 | $228 | 54% | 5★ (5) | 0.4 mi | Booking |
Secluded 4BR Cabin w/ Views! HOT TUB +Game Room Cabin | 4 bd · 2.5 ba · sleeps 11 | $49,748 | $240 | 57% | 4.6★ (24) | 0.4 mi | AirbnbVrbo |
Sauna + Dome + Slide + Hot Tub + Games & Movies + Pets + Creekfront Cabin | 4 bd · 2 ba · sleeps 12 | $73,393 | $429 | 47% | 5★ (11) | 0.5 mi | AirbnbVrbo |
One Level Cabin•Family&Pet Friendly•Hot Tub•Games Cabin | 4 bd · 3 ba · sleeps 12 | $79,166 | $357 | 61% | 4.8★ (65) | 0.5 mi | AirbnbVrbo |
*New* Cabin•Family&Pet Friendly•HotTub•Views•Games Cabin | 4 bd · 3 ba · sleeps 12 | $28,089 | $482 | 16% | 4.8★ (71) | 0.5 mi | Airbnb |
Secluded Cabin/ Theater / Hot Tub/ Game Room/ Pets Cabin | 4 bd · 3.5 ba · sleeps 12 | $93,059 | $397 | 64% | 4.9★ (55) | 0.6 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$60,936
NOI
$37,017
Cash flow /mo
$969
Cash needed
$132,910
Cash-on-cash
8.8%
ROE (yr 1)
19.0%
Cap rate
9.8%
DSCR
1.46
Year-1 write-off
$94,912
Year-1 tax shield @ 32%
$30,372
Year-1 return on equity
- Cash flow (annual)$11,631
- Principal paydown$2,305
- Appreciation at%$11,370
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)$12,187
- Platform fees (3% of revenue)$1,828
- Maintenance / capex (5% of revenue)$3,047
- Utilities & supplies$4,200
- HOA$300
- Property tax$83
- Insurance (STR-rated)$2,274
Cash needed to close
- Down payment (25%)$94,750
- Closing costs (4.0%)$15,160
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,372
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
$322,000
Short-life (5/15-yr)
$72,000 · 22%
Year-1 deduction
$95,000
Year-1 tax shield @ 32%
$30,000
Land 15% (market default, no usable tax-record split) · building $251,000 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: $60,000 in year 1 (11% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,200
Kitchen cabinetsdefault
$11,400 new × 96% good × 0.66 allocation
- $5,900
Kitchen countertopsdefault
$9,300 new × 96% good × 0.66 allocation
- $2,800
Decorative trimdefault
$4,400 new × 96% good × 0.66 allocation
- $300
Mirrorsdefault
$500 new × 92% good × 0.66 allocation
- $1,000
Shelvingdefault
$1,500 new × 96% good × 0.66 allocation
- $3,700
Window coverings (25)default
$6,300 new × 90% good × 0.66 allocation
- $4,000
Carpet, vinyl & laminate (40% of floors)default
$6,500 new × 92% good × 0.66 allocation
- $5,700
Kitchen & laundry equipment plumbingdefault
$8,800 new × 98% good × 0.66 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 98% good × 0.66 allocation
- $4,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 92% good × 0.66 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,600
Paving: driveway & walks (paved)default
$10,400 new × 96% good × 0.66 allocation
- $6,400
Landscaping (typical)default
$10,000 new × 96% good × 0.66 allocation
- $1,600
Patiosdefault
$2,500 new × 96% good × 0.66 allocation
- $18,000
Decks & porches (attached)listing
$28,500 new × 95% good × 0.66 allocation
- $179,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$274,700 new × 98% good × 0.66 allocation
- $18,600
Building plumbing & fixturesdefault
$28,500 new × 98% good × 0.66 allocation
- $19,100
Building electrical & lightingdefault
$29,400 new × 98% good × 0.66 allocation
- $18,000
HVACdefault
$28,500 new × 95% good × 0.66 allocation
- $6,200
Hardwood & tile floorsdefault
$9,800 new × 96% good × 0.66 allocation
- $1,700
Fireplacelisting
$2,600 new × 96% good × 0.66 allocation
- $7,600
Septic systemlisting
$12,000 new × 96% good × 0.66 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,000 | $32,600 | $300 | $94,900 |
| 2 | $0 | $0 | $6,400 | $6,400 |
| 3 | $0 | $0 | $6,400 | $6,400 |
| 4 | $0 | $0 | $6,400 | $6,400 |
| 5 | $0 | $0 | $6,400 | $6,400 |
| 6+ | $0 | $0 | $224,500 | $224,500 |
| Total | $62,000 | $32,600 | $250,500 | $345,100 |
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.