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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

112 Y Rd

112 Y Rd

Sevierville, TN 37862

$474,999

4 bd · 2 ba · 2,264 sqft · Listed 2d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1957

Sqft

2,264

Lot sqft

13,939

HOA / mo

$0

Furnished

No

List date

2026-11-10T20:08:35.000000Z

Revenue

Annual revenue

$41,344

ADR

$192

Occupancy

59%

Cleaning fees (12 mo)

$5,959

Confidence

Low (31.61), 10 comps

Comp revenue range (p25 / median / p75)

$21,624$28,596$70,591

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

Median revenue of shown comps: $28,596

  • Vintage Brick Ranch Home, in the heart of Sevierville - Min 30 day Stay

    House · 3 bd · 3 ba · sleeps 6 · 0.3 mi

    Revenue $10,000ADR $94Occ ≈ 29%5★ (1)

    Delisted

  • Dolly Parton Themed Rancher. Minutes from

    Chalet · 3 bd · 1.5 ba · sleeps 10 · 0.4 mi

    Revenue $85,931ADR $519Occ ≈ 45%3.8★ (11)

    AirbnbBooking

  • Spacious Family home w/ Mtn Views, 1mi to Parkway!

    House · 3 bd · 3 ba · sleeps 7 · 0.4 mi

    Revenue $51,142ADR $259Occ ≈ 54%5★ (43)

    Delisted

  • Dolly Parton Themed Rancher. Minutes from Shopping and Dollywood

    Chalet · 3 bd · 2 ba · sleeps 10 · 0.5 mi

    Revenue $24,808ADR $207Occ ≈ 33%4.4★ (19)

    Booking

  • Victorian Grace ...with modern amenities

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $15,298ADR $117Occ ≈ 36%4.8★ (6)

    Airbnb

  • 10 Min From Everything King br/3BD 2 BA Hottub

    House · 3 bd · 2 ba · sleeps 8 · 0.6 mi

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

    Revenue $28,489ADR $242Occ ≈ 32%4.8★ (117)

    AirbnbVrbo

  • Cabin_HotTub_Game_Room_Theatre

    Cabin · 4 bd · 2 ba · sleeps 16 · 0.7 mi

    Revenue $28,702ADR $360Occ ≈ 22%1★ (1)

    Delisted

  • Charming historic house with 3 bedrooms - minutes

    Chalet · 3 bd · 2 ba · sleeps 5 · 0.7 mi

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

    Revenue $20,562ADR $203Occ ≈ 28%4.3★ (42)

    AirbnbVrboBooking

  • Cedars Peak Downtown 2 Condos

    Apartment · 3 bd · 3 ba · sleeps 6 · 0.7 mi

    Revenue $77,074ADR $306Occ ≈ 69%—

    Booking

  • Sevierville Group-Friendly Condos

    Apartment · 3 bd · 3 ba · sleeps 6 · 0.7 mi

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

    Revenue $78,907ADR $291Occ ≈ 74%5★ (10)

    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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$41,344

NOI

$21,900

Cash flow /mo

-$772

Cash needed

$160,750

Cash-on-cash

-5.8%

ROE (yr 1)

5.0%

Cap rate

4.6%

DSCR

0.70

Year-1 write-off

$128,113

Year-1 tax shield @ 32%

$40,996

Year-1 return on equity

  • Cash flow (annual)-$9,260
  • Principal paydown$3,018
  • Appreciation at%$14,250
ROE5.0%

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)$8,269
  • Platform fees (3% of revenue)$1,240
  • Maintenance / capex (5% of revenue)$2,067
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$818
  • Insurance (STR-rated)$2,850

Cash needed to close

  • Down payment (25%)$118,750
  • Closing costs (4.0%)$19,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,996

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

$392,000

Short-life (5/15-yr)

$105,000 · 27%

Year-1 deduction

$128,000

Year-1 tax shield @ 32%

$41,000

Land 17% (county tax record, market value split) · building $287,000 over 39 years · new furniture $23,000

Based on: 2,264 sq ft, built 1957, 4 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $79,000 in year 1 (14% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$70,500

  • Kitchen cabinetsdefault

    $10,800 new × 40% good × 2.16 allocation

    $9,300

  • Kitchen countertopsdefault

    $8,800 new × 40% good × 2.16 allocation

    $7,600

  • Decorative trimdefault

    $4,000 new × 40% good × 2.16 allocation

    $3,400

  • Mirrorsdefault

    $300 new × 40% good × 2.16 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.16 allocation

    $1,300

  • Window coverings (23)default

    $5,800 new × 40% good × 2.16 allocation

    $5,000

  • Carpet, vinyl & laminate (50% of floors)listing

    $7,300 new × 40% good × 2.16 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 40% good × 2.16 allocation

    $7,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 40% good × 2.16 allocation

    $4,400

  • Appliances (dishwasher, refrigerator)listing

    $3,200 new × 40% good × 2.16 allocation

    $2,800

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$57,300

  • Paving: driveway & walks (paved)default

    $9,900 new × 50% good × 2.16 allocation

    $10,700

  • Landscaping (typical)default

    $9,500 new × 50% good × 2.16 allocation

    $10,200

  • Patiosdefault

    $2,200 new × 50% good × 2.16 allocation

    $2,400

  • Decks & porches (attached)listing

    $25,500 new × 50% good × 2.16 allocation

    $27,500

  • Fencinglisting

    $6,000 new × 50% good × 2.16 allocation

    $6,500
Building, 39-year$287,200

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

    $245,600 new × 40% good × 2.16 allocation

    $212,100

  • Building plumbing & fixturesdefault

    $25,500 new × 40% good × 2.16 allocation

    $22,000

  • Building electrical & lightingdefault

    $26,000 new × 40% good × 2.16 allocation

    $22,400

  • HVACdefault

    $25,500 new × 40% good × 2.16 allocation

    $22,000

  • Hardwood & tile floorsdefault

    $7,300 new × 40% good × 2.16 allocation

    $6,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.16 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$70,500$57,300$300$128,100
2$0$0$7,400$7,400
3$0$0$7,400$7,400
4$0$0$7,400$7,400
5$0$0$7,400$7,400
6+$0$0$257,400$257,400
Total$70,500$57,300$287,200$415,000

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.