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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

2021 Compton Ct

2021 Compton Ct

Sevierville, TN 37876

$435,000

3 bd · 3 ba · 1,920 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2013

Sqft

1,920

Lot sqft

98,446

HOA / mo

None

Furnished

No

List date

2026-10-06T16:19:23.000000Z

Revenue

Annual revenue

$37,226

ADR

$181

Occupancy

56%

Cleaning fees (12 mo)

$9,032

Confidence

Med (62.46), 7 comps

Comp revenue range (p25 / median / p75)

$28,863$37,596$45,646

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $37,596

  • Peaceful Sevierville Home w/ Private Hot Tub!

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

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $37,809ADR $221Occ ≈ 47%4.4★ (80)

    AirbnbVrboBooking

  • Valley View Farm House

    House · 4 bd · 2.5 ba · sleeps 8 · 0.9 mi

    Revenue $27,264ADR $186Occ ≈ 40%5★ (62)

    AirbnbVrbo

  • Fall SALE! •Pet Friendly •Mtn Views & Firepit!

    House · 3 bd · 2.5 ba · sleeps 12 · 1.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $53,483ADR $236Occ ≈ 62%4.8★ (50)

    AirbnbVrbo

  • Private Hot Tub: Serene Family Home in Sevierville

    House · 3 bd · 2.5 ba · sleeps 6 · 1.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $17,220ADR $280Occ ≈ 17%4.7★ (16)

    AirbnbVrboBooking

  • Charming Home | River Front | Hot Tub | Game Room

    Apartment · 2 bd · 2 ba · sleeps 8 · 1.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $30,461ADR $182Occ ≈ 46%4.8★ (62)

    AirbnbVrbo

  • Family Farmhouse on Horse/Cattle Farm

    Farm stay · 3 bd · 2 ba · sleeps 10 · 2.0 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $56,081ADR $198Occ ≈ 78%4.8★ (468)

    Airbnb

  • Carden Cabin- 4 Bedrooms, 2.5 Bathrooms, Sleeps 10

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 2.1 mi

    Revenue $37,596ADR $195Occ ≈ 53%5★ (324)

    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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$37,226

NOI

$19,284

Cash flow /mo

-$794

Cash needed

$145,650

Cash-on-cash

-6.5%

ROE (yr 1)

4.3%

Cap rate

4.4%

DSCR

0.67

Year-1 write-off

$87,609

Year-1 tax shield @ 32%

$28,035

Year-1 return on equity

  • Cash flow (annual)-$9,525
  • Principal paydown$2,709
  • Appreciation at%$13,050
ROE4.3%

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)$7,445
  • Platform fees (3% of revenue)$1,117
  • Maintenance / capex (5% of revenue)$1,861
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$709
  • Insurance (STR-rated)$2,610

Cash needed to close

  • Down payment (25%)$108,750
  • Closing costs (4.0%)$17,400
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,035

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

$374,000

Short-life (5/15-yr)

$68,000 · 18%

Year-1 deduction

$88,000

Year-1 tax shield @ 32%

$28,000

Land 14% (county tax record, market value split) · building $306,000 over 39 years · new furniture $20,000

Based on: 1,920 sq ft, built 2013, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $56,000 in year 1 (10% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,700

  • Kitchen cabinetsdefault

    $10,000 new × 48% good × 1.44 allocation

    $6,900

  • Kitchen countertopsdefault

    $8,200 new × 48% good × 1.44 allocation

    $5,700

  • Decorative trimdefault

    $3,400 new × 48% good × 1.44 allocation

    $2,300

  • Mirrorsdefault

    $500 new × 40% good × 1.44 allocation

    $300

  • Shelvingdefault

    $1,200 new × 48% good × 1.44 allocation

    $800

  • Window coverings (19)default

    $4,800 new × 40% good × 1.44 allocation

    $2,700

  • Carpet, vinyl & laminate (67% of floors)listing

    $8,200 new × 40% good × 1.44 allocation

    $4,700

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 74% good × 1.44 allocation

    $8,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 74% good × 1.44 allocation

    $5,000

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

    $7,700 new × 40% good × 1.44 allocation

    $4,400

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$26,600

  • Paving: driveway & walks (paved)default

    $9,100 new × 50% good × 1.44 allocation

    $6,500

  • Landscaping (minimal)listing

    $4,400 new × 50% good × 1.44 allocation

    $3,100

  • Patiosdefault

    $1,900 new × 50% good × 1.44 allocation

    $1,400

  • Decks & porches (attached)listing

    $21,600 new × 50% good × 1.44 allocation

    $15,500
Building, 39-year$306,400

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

    $208,100 new × 78% good × 1.44 allocation

    $234,600

  • Building plumbing & fixturesdefault

    $21,600 new × 74% good × 1.44 allocation

    $23,000

  • Building electrical & lightingdefault

    $21,600 new × 74% good × 1.44 allocation

    $23,000

  • HVACdefault

    $21,600 new × 40% good × 1.44 allocation

    $12,500

  • Hardwood & tile floorsdefault

    $4,100 new × 48% good × 1.44 allocation

    $2,800

  • Fireplacelisting

    $2,600 new × 48% good × 1.44 allocation

    $1,800

  • Septic systemlisting

    $12,000 new × 50% good × 1.44 allocation

    $8,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$60,700$26,600$300$87,600
2$0$0$7,900$7,900
3$0$0$7,900$7,900
4$0$0$7,900$7,900
5$0$0$7,900$7,900
6+$0$0$274,700$274,700
Total$60,700$26,600$306,400$393,700

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.