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

517 Hideaway Ridge Cir

517 Hideaway Ridge Cir

Sevierville, TN 37862

$625,000

3 bd · 3.5 ba · 1,902 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1999

Sqft

1,902

Lot sqft

11,326

HOA / mo

$0

Furnished

No

List date

2026-10-02T17:32:04.000000Z

Revenue

Annual revenue

$38,125

ADR

$242

Occupancy

43%

Cleaning fees (12 mo)

$6,771

Confidence

Low (51.05), 24 comps

Comp revenue range (p25 / median / p75)

$34,147$48,463$58,676

Median revenue of shown comps: $55,156

  • Happy Hideaway

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

    Revenue $20,328ADR $350Occ ≈ 16%4★ (1)

    AirbnbVrbo

  • Happy Days- Theater/Jukebox/Hot tub/ 2 king suites

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 157 ft

    Revenue $56,334ADR $380Occ ≈ 41%5★ (51)

    AirbnbVrbo

  • Beautiful & Cozy Amazing Views, Games rm, Hot Tub!

    House · 3 bd · 3 ba · sleeps 9 · 249 ft

    Revenue $59,379ADR $286Occ ≈ 57%4.8★ (304)

    AirbnbVrboBooking

  • Hideaway Cove

    Vacation home · 3 bd · 3 ba · sleeps 6 · 318 ft

    Revenue $32,084ADR $267Occ ≈ 33%4.7★ (9)

    Booking

  • 7 Miles to Dollywood * Hot Tub*Modern Retreat

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 390 ft

    Revenue $59,518ADR $288Occ ≈ 57%5★ (121)

    AirbnbVrboBooking

  • 3 Decks, Dollywood, GREAT Location, Hot Tub, GSMNP

    Cabin · 3 bd · 3 ba · sleeps 8 · 449 ft

    Revenue $55,156ADR $306Occ ≈ 49%5★ (62)

    AirbnbVrbo

  • Hideaway Hollow

    Cabin · 3 bd · 3 ba · sleeps 8 · 456 ft

    Revenue $2,781ADR $448Occ ≈ 2%5★ (1)

    AirbnbVrboBooking

  • ★The Hideaway★ | Theater, View, Hot Tub, BBQ

    Cabin · 3 bd · 3 ba · sleeps 10 · 502 ft

    Revenue $35,863ADR $320Occ ≈ 31%4.8★ (121)

    AirbnbVrbo

  • Peaceful 3BR Pigeon Forge Cabin | Hot Tub & Games

    Cabin · 3 bd · 4 ba · sleeps 10 · 522 ft

    Revenue $34,834ADR $287Occ ≈ 33%4.8★ (28)

    AirbnbVrboBooking

  • Great Location, Sleeps 8・Near Parkway・Hot Tub

    House · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi

    Revenue $23,504ADR $213Occ ≈ 30%4.7★ (19)

    AirbnbVrboBooking

Show 9 more

  • Fall Specials|Pet Friendly|Hot tub|Gameroom|PS4

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.1 mi

    Revenue $71,267ADR $320Occ ≈ 61%5★ (282)

    AirbnbVrbo

  • Luxury Retreat w/ Hot Tub, Arcade, Huge Rec Room

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

    Revenue $55,311ADR $376Occ ≈ 40%5★ (70)

    AirbnbVrbo

  • Indoor Heated Pool~Game Room~Families Welcome!

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.3 mi

    Revenue $68,888ADR $483Occ ≈ 39%5★ (29)

    AirbnbVrbo

  • 3BR w/lush views, hot tub, free attraction tickets

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

    Revenue $36,499ADR $281Occ ≈ 36%3.8★ (5)

    AirbnbVrbo

  • Stunning & Serene Cabin, Sleeps 6・Hot Tub・Grill

    House · 3 bd · 3 ba · sleeps 6 · 0.4 mi

    Revenue $37,837ADR $186Occ ≈ 56%3★ (2)

    AirbnbVrboBooking

  • Tranquil Mountain Retreat w/ Indoor Pool

    House · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $101,663ADR $495Occ ≈ 56%3★ (2)

    AirbnbVrbo

  • Tranquil Mountain Retreat w/ Indoor Pool

    House · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $87,870ADR $465Occ ≈ 52%5★ (2)

    Vrbo

  • Modern Mountain Tranquility by Venture Smoky Mountains

    Vacation home · 3 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $58,441ADR $553Occ ≈ 29%5★ (2)

    Booking

  • Hillside Manor

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

    Revenue $46,598ADR $257Occ ≈ 50%4.9★ (22)

    Airbnb

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

$38,125

NOI

$18,591

Cash flow /mo

-$1,900

Cash needed

$206,750

Cash-on-cash

-11.0%

ROE (yr 1)

-0.1%

Cap rate

3.0%

DSCR

0.45

Year-1 write-off

$143,155

Year-1 tax shield @ 32%

$45,810

Year-1 return on equity

  • Cash flow (annual)-$22,801
  • Principal paydown$3,893
  • Appreciation at%$18,750
ROE-0.1%

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)$7,625
  • Platform fees (3% of revenue)$1,144
  • Maintenance / capex (5% of revenue)$1,906
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$909
  • Insurance (STR-rated)$3,750

Cash needed to close

  • Down payment (25%)$156,250
  • Closing costs (4.0%)$25,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,810

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

$535,000

Short-life (5/15-yr)

$117,000 · 22%

Year-1 deduction

$143,000

Year-1 tax shield @ 32%

$46,000

Land 14% (county tax record, market value split) · building $418,000 over 39 years · new furniture $26,000

Based on: 1,902 sq ft, built 1999, 3 bd / 3.5 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $86,000 in year 1 (11% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$89,900

  • Kitchen cabinetsdefault

    $10,000 new × 40% good × 2.88 allocation

    $11,500

  • Kitchen countertopsdefault

    $8,200 new × 40% good × 2.88 allocation

    $9,400

  • Decorative trimdefault

    $3,300 new × 40% good × 2.88 allocation

    $3,800

  • Mirrorsdefault

    $500 new × 40% good × 2.88 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.88 allocation

    $1,400

  • Window coverings (19)default

    $4,800 new × 40% good × 2.88 allocation

    $5,500

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

    $6,100 new × 40% good × 2.88 allocation

    $7,000

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 46% good × 2.88 allocation

    $10,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 46% good × 2.88 allocation

    $6,200

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

    $7,700 new × 40% good × 2.88 allocation

    $8,900

  • 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$52,800

  • Paving: driveway & walks (paved)default

    $9,000 new × 50% good × 2.88 allocation

    $13,000

  • Landscaping (minimal)listing

    $4,300 new × 50% good × 2.88 allocation

    $6,300

  • Patiosdefault

    $1,900 new × 50% good × 2.88 allocation

    $2,700

  • Decks & porches (attached)listing

    $21,400 new × 50% good × 2.88 allocation

    $30,800
Building, 39-year$417,700

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

    $206,200 new × 55% good × 2.88 allocation

    $326,300

  • Building plumbing & fixturesdefault

    $21,400 new × 46% good × 2.88 allocation

    $28,300

  • Building electrical & lightingdefault

    $21,400 new × 46% good × 2.88 allocation

    $28,300

  • HVACdefault

    $21,400 new × 40% good × 2.88 allocation

    $24,700

  • Hardwood & tile floorsdefault

    $6,100 new × 40% good × 2.88 allocation

    $7,000

  • Fireplacelisting

    $2,600 new × 40% good × 2.88 allocation

    $3,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$89,900$52,800$400$143,200
2$0$0$10,700$10,700
3$0$0$10,700$10,700
4$0$0$10,700$10,700
5$0$0$10,700$10,700
6+$0$0$374,400$374,400
Total$89,900$52,800$417,700$560,400

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.