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2613 Old Newport Hwy

2613 Old Newport Hwy

Sevierville, TN 37876

$424,999

3 bd · 2 ba · 1,593 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$18,891$26,222$30,226

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)

    Airbnb

  • Firelight Cabin Live like a local! 3 BR/2ba cabin

    House · 3 bd · 2 ba · sleeps 14 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $1,852ADR $231Occ ≈ 2%—

    AirbnbVrboBooking

  • Mountain Oasis: Luxe Views, Hot Tub, Fire Pit

    House · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi

    Revenue $24,571ADR $294Occ ≈ 23%4.9★ (128)

    AirbnbBooking

  • Modern Ranch | Hot Tub, Views & Game Room

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $37,285ADR $228Occ ≈ 45%5★ (12)

    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

Financing
Management

Est. revenue

$31,433

NOI

$15,098

Cash flow /mo

$1,258

Cash needed

$461,499

Cash-on-cash (all cash)

3.3%

ROE (yr 1)

6.0%

Cap rate

3.6%

DSCR

—

Year-1 write-off

$119,753

Year-1 tax shield @ 32%

$38,321

Year-1 return on equity

  • Cash flow (annual)$15,098
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,750
ROE6.0%

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)$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

  • Purchase price (all cash)$424,999
  • 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.

5-year property$81,900

  • Kitchen cabinetsdefault

    $9,300 new × 40% good × 3.01 allocation

    $11,200

  • Kitchen countertopsdefault

    $7,600 new × 40% good × 3.01 allocation

    $9,200

  • Decorative trimdefault

    $2,800 new × 40% good × 3.01 allocation

    $3,400

  • Mirrorsdefault

    $300 new × 40% good × 3.01 allocation

    $400

  • Shelvingdefault

    $1,200 new × 40% good × 3.01 allocation

    $1,400

  • Window coverings (16)default

    $4,000 new × 40% good × 3.01 allocation

    $4,800

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 40% good × 3.01 allocation

    $8,700

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 3.01 allocation

    $5,300

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

    $6,000 new × 40% good × 3.01 allocation

    $7,200

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 3.01 allocation

    $10,800

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$37,600

  • Paving: driveway & walks (paved)default

    $8,300 new × 50% good × 3.01 allocation

    $12,500

  • Landscaping (typical)default

    $8,000 new × 50% good × 3.01 allocation

    $12,000

  • Patioslisting

    $7,200 new × 50% good × 3.01 allocation

    $10,800

  • Decks & porches (attached)default

    $1,600 new × 50% good × 3.01 allocation

    $2,400
Building, 39-year$284,300

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

    $172,600 new × 40% good × 3.01 allocation

    $207,800

  • Building plumbing & fixturesdefault

    $17,900 new × 40% good × 3.01 allocation

    $21,600

  • Building electrical & lightingdefault

    $17,500 new × 40% good × 3.01 allocation

    $21,000

  • HVACdefault

    $17,900 new × 40% good × 3.01 allocation

    $21,600

  • Hardwood & tile floorsdefault

    $10,300 new × 40% good × 3.01 allocation

    $12,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.