2613 Old Newport Hwy
Sevierville, TN 37876
$424,999
3 bd · 2 ba · 1,593 sqft · Listed 1d ago
View on Realtor.com →Year built
1990
Sqft
1,593
Lot sqft
37,462
HOA / mo
$0
Furnished
No
List date
2026-10-23T20:47:31.000000Z
Revenue
Annual revenue
$31,433
ADR
$159
Occupancy
54%
Cleaning fees (12 mo)
$6,287
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $26,222
Smoky Mountain Relaxation Station!
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $27,873ADR $138Occ ≈ 55%4.8★ (277)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Smoky Mountain Relaxation Station! House
| 3 bd · 2 ba · sleeps 6 | $27,873 | $138 | 55% | 4.8★ (277) | 0.3 mi | Airbnb |
Firelight Cabin Live like a local! 3 BR/2ba cabin House
| 3 bd · 2 ba · sleeps 14 | $1,852 | $231 | 2% | — | 0.3 mi | AirbnbVrboBooking |
Mountain Oasis: Luxe Views, Hot Tub, Fire Pit House | 3 bd · 2.5 ba · sleeps 8 | $24,571 | $294 | 23% | 4.9★ (128) | 0.6 mi | AirbnbBooking |
Modern Ranch | Hot Tub, Views & Game Room Cabin
| 3 bd · 2.5 ba · sleeps 8 | $37,285 | $228 | 45% | 5★ (12) | 0.6 mi | AirbnbVrboBooking |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$31,433
NOI
$15,098
Cash flow /mo
-$1,096
Cash needed
$142,750
Cash-on-cash
-9.2%
ROE (yr 1)
1.6%
Cap rate
3.6%
DSCR
0.53
Year-1 write-off
$119,753
Year-1 tax shield @ 32%
$38,321
Year-1 return on equity
- Cash flow (annual)-$13,156
- Principal paydown$2,626
- Appreciation at%$12,750
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)$6,287
- Platform fees (3% of revenue)$943
- Maintenance / capex (5% of revenue)$1,572
- Utilities & supplies$4,200
- HOA$0
- Property tax$784
- Insurance (STR-rated)$2,550
Cash needed to close
- Down payment (25%)$106,250
- Closing costs (4.0%)$17,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,321
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
$384,000
Short-life (5/15-yr)
$100,000 · 26%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 10% (county tax record, market value split) · building $284,000 over 39 years · new furniture $20,000
Based on: 1,593 sq ft, built 1990, 3 bd / 2 ba, unfurnished, listing features (hot tub, patio, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $92,000 in year 1 (19% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$9,300 new × 40% good × 3.01 allocation
- $9,200
Kitchen countertopsdefault
$7,600 new × 40% good × 3.01 allocation
- $3,400
Decorative trimdefault
$2,800 new × 40% good × 3.01 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.01 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 3.01 allocation
- $4,800
Window coverings (16)default
$4,000 new × 40% good × 3.01 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 3.01 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 3.01 allocation
- $7,200
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 3.01 allocation
- $10,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.01 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,500
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 3.01 allocation
- $12,000
Landscaping (typical)default
$8,000 new × 50% good × 3.01 allocation
- $10,800
Patioslisting
$7,200 new × 50% good × 3.01 allocation
- $2,400
Decks & porches (attached)default
$1,600 new × 50% good × 3.01 allocation
- $207,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$172,600 new × 40% good × 3.01 allocation
- $21,600
Building plumbing & fixturesdefault
$17,900 new × 40% good × 3.01 allocation
- $21,000
Building electrical & lightingdefault
$17,500 new × 40% good × 3.01 allocation
- $21,600
HVACdefault
$17,900 new × 40% good × 3.01 allocation
- $12,300
Hardwood & tile floorsdefault
$10,300 new × 40% good × 3.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $81,900 | $37,600 | $300 | $119,800 |
| 2 | $0 | $0 | $7,300 | $7,300 |
| 3 | $0 | $0 | $7,300 | $7,300 |
| 4 | $0 | $0 | $7,300 | $7,300 |
| 5 | $0 | $0 | $7,300 | $7,300 |
| 6+ | $0 | $0 | $254,900 | $254,900 |
| Total | $81,900 | $37,600 | $284,300 | $403,800 |
The building's share of the price ($384,000) is 3.0x our depreciated replacement cost of the home ($128,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.