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

668 Stockton Dr

668 Stockton Dr

Sevierville, TN 37876

$824,900

3 bd · 3 ba · 2,220 sqft · Listed today

View on Realtor.com →
Negative cash flow

Year built

2019

Sqft

2,220

Lot sqft

436

HOA / mo

$205

Furnished

No

List date

2026-10-15T03:49:16.000000Z

Revenue

Annual revenue

$70,174

ADR

$321

Occupancy

60%

Cleaning fees (12 mo)

$15,028

Confidence

Med (60.44), 29 comps

Comp revenue range (p25 / median / p75)

$44,443$66,051$84,303

Median revenue of shown comps: $62,905

  • Nature's View, Beautiful 3-Story Cabin; 3 Bdrms w/King Beds; Free WiFi

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 75 ft

    Revenue $63,341ADR $296Occ ≈ 59%4.9★ (341)

    Vrbo

  • Come relax at Bear's Cove and slip into that mountain relaxation mode.

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 207 ft

    Revenue $40,898ADR $253Occ ≈ 44%4.8★ (95)

    Vrbo

  • Specials! Mt Views, Hot Tub, local pool, recr

    Cabin · 3 bd · 4 ba · sleeps 10 · 269 ft

    Revenue $62,469ADR $358Occ ≈ 48%5★ (335)

    AirbnbVrbo

  • A Bliss- Resort Pool, Free attraction Tickets!

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 338 ft

    Revenue $80,483ADR $354Occ ≈ 62%3.3★ (10)

    AirbnbVrbo

  • Pool + Theater + Arcade Cabin | 3 King Suites

    Cabin · 3 bd · 3 ba · sleeps 10 · 364 ft

    Revenue $84,303ADR $470Occ ≈ 49%4.9★ (34)

    AirbnbVrboBooking

  • Modern Cabin with Hot Tub & Game room

    Cabin · 3 bd · 2.5 ba · sleeps 7 · 449 ft

    Revenue $40,123ADR $266Occ ≈ 41%4.8★ (86)

    AirbnbVrbo

  • Bear Essentials Lodge | 2 Jacuzzi Suites & Hot Tub

    Cabin · 3 bd · 4 ba · sleeps 10 · 469 ft

    Revenue $75,165ADR $306Occ ≈ 67%4.8★ (175)

    AirbnbVrbo

  • Luxury Cabin with Pool

    Cabin · 3 bd · 3.5 ba · sleeps 8 · 499 ft

    Revenue $79,415ADR $409Occ ≈ 53%4.3★ (8)

    AirbnbVrbo

  • Modern 3BR w/ Hot Tub, Game Room, Prime Location

    Cabin · 3 bd · 4 ba · sleeps 10 · 0.1 mi

    Revenue $46,818ADR $277Occ ≈ 46%5★ (323)

    AirbnbVrboBooking

  • LaKiara 3 Bedroom 3 Bath Cabin

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi

    Revenue $83,932ADR $367Occ ≈ 63%4.9★ (100)

    AirbnbVrboBooking

Show 6 more

  • It's All Good: Amazing Views, Hot Tub, Games

    Cabin · 3 bd · 4 ba · sleeps 8 · 0.2 mi

    Revenue $105,925ADR $468Occ ≈ 62%4.5★ (94)

    AirbnbVrboBooking

  • Splash n Movie Indoor pool | New Build | Lux cabin

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi

    Revenue $105,405ADR $650Occ ≈ 44%4.8★ (22)

    AirbnbVrbo

  • Hot Tub & Spectacular Views: Sevierville Cabin

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.2 mi

    Revenue $30,150ADR $306Occ ≈ 27%4.9★ (34)

    AirbnbVrboBooking

  • Peaceful Nest: Hot Tub, Fireplace, Fire Pit & MORE

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $18,438ADR $245Occ ≈ 21%3.4★ (8)

    AirbnbVrboBooking

  • New Era Peak

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $36,405ADR $419Occ ≈ 24%—

    Booking

  • New Era Peak | Hot Tub, Firepit + Grill

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $44,443ADR $319Occ ≈ 38%3★ (4)

    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

$70,174

NOI

$35,629

Cash flow /mo

-$1,635

Cash needed

$264,721

Cash-on-cash

-7.4%

ROE (yr 1)

3.8%

Cap rate

4.3%

DSCR

0.64

Year-1 write-off

$179,482

Year-1 tax shield @ 32%

$57,434

Year-1 return on equity

  • Cash flow (annual)-$19,625
  • Principal paydown$5,016
  • Appreciation at%$24,747
ROE3.8%

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)$14,035
  • Platform fees (3% of revenue)$2,105
  • Maintenance / capex (5% of revenue)$3,509
  • Utilities & supplies$4,200
  • HOA$2,460
  • Property tax$3,287
  • Insurance (STR-rated)$4,949

Cash needed to close

  • Down payment (25%)$206,225
  • Closing costs (4.0%)$32,996
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$57,434

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

$732,000

Short-life (5/15-yr)

$153,000 · 21%

Year-1 deduction

$179,000

Year-1 tax shield @ 32%

$57,000

Land 11% (county tax record, market value split) · building $579,000 over 39 years · new furniture $26,000

Based on: 2,220 sq ft, built 2019, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, stone counters, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $106,000 in year 1 (11% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$113,200

  • Kitchen cabinetsdefault

    $10,700 new × 72% good × 2.08 allocation

    $16,000

  • Kitchen countertops (stone)listing

    $10,900 new × 72% good × 2.08 allocation

    $16,300

  • Decorative trimdefault

    $3,900 new × 72% good × 2.08 allocation

    $5,800

  • Mirrorsdefault

    $500 new × 42% good × 2.08 allocation

    $400

  • Shelvingdefault

    $1,200 new × 72% good × 2.08 allocation

    $1,800

  • Window coverings (22)default

    $5,500 new × 40% good × 2.08 allocation

    $4,600

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

    $5,700 new × 42% good × 2.08 allocation

    $4,900

  • Kitchen & laundry equipment plumbingdefault

    $8,300 new × 86% good × 2.08 allocation

    $14,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 86% good × 2.08 allocation

    $9,000

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

    $7,700 new × 42% good × 2.08 allocation

    $6,700

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.08 allocation

    $7,500

  • 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$65,700

  • Paving: driveway & walks (paved)default

    $9,800 new × 72% good × 2.08 allocation

    $14,600

  • Landscaping (typical)default

    $9,400 new × 72% good × 2.08 allocation

    $14,100

  • Patiosdefault

    $2,200 new × 72% good × 2.08 allocation

    $3,300

  • Decks & porches (attached)listing

    $25,000 new × 65% good × 2.08 allocation

    $33,700
Building, 39-year$578,700

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

    $240,900 new × 88% good × 2.08 allocation

    $442,000

  • Building plumbing & fixturesdefault

    $25,000 new × 86% good × 2.08 allocation

    $44,700

  • Building electrical & lightingdefault

    $25,400 new × 86% good × 2.08 allocation

    $45,400

  • HVACdefault

    $25,000 new × 65% good × 2.08 allocation

    $33,800

  • Hardwood & tile floorsdefault

    $8,600 new × 72% good × 2.08 allocation

    $12,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$113,200$65,700$600$179,500
2$0$0$14,800$14,800
3$0$0$14,800$14,800
4$0$0$14,800$14,800
5$0$0$14,800$14,800
6+$0$0$518,700$518,700
Total$113,200$65,700$578,700$757,500

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.