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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

3610 Audrey Jo Ln

3610 Audrey Jo Ln

Sevierville, TN 37876

$344,000

3 bd · 2 ba · 1,200 sqft · Listed 3d ago

View on Realtor.com →
Negative cash flow

Year built

2002

Sqft

1,200

Lot sqft

20,038

HOA / mo

$0

Furnished

No

List date

2026-10-08T22:01:12.000000Z

Revenue

Annual revenue

$37,362

ADR

$178

Occupancy

58%

Cleaning fees (12 mo)

$7,923

Confidence

Med (58.35), 9 comps

Comp revenue range (p25 / median / p75)

$26,409$32,793$43,511

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

Median revenue of shown comps: $32,793

  • A Quiet, Country Family Cottage Near Pigeon Forge and Gatlinburg.

    Cabin · 4 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $34,231ADR $189Occ ≈ 50%4.9★ (288)

    Vrbo

  • Pet-friendly Log Cabin with Hot Tub + Fire Pit

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $43,511ADR $209Occ ≈ 57%4.7★ (52)

    Airbnb

  • Log Cabin Hot Tub & Fire Pit Near Pigeon Forge TN

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

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

    Revenue $5,889ADR $245Occ ≈ 7%—

    AirbnbVrboBooking

  • Little Mountain Cabin w/ Hot Tub, Fire Pit, Games

    Cabin · 3 bd · 2 ba · sleeps 6 · 0.5 mi

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

    Revenue $47,349ADR $202Occ ≈ 64%4.5★ (30)

    AirbnbVrboBooking

  • Lazy Bear Meadow | Dog-Friendly Cabin, Fenced Yard

    House · 3 bd · 2 ba · sleeps 7 · 0.6 mi

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

    Revenue $26,409ADR $198Occ ≈ 37%4.8★ (16)

    AirbnbVrboBooking

  • The "Lost Horse" Cabin - Secluded - Pet-Friendly

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $50,669ADR $216Occ ≈ 64%4.9★ (53)

    AirbnbVrboBooking

  • Beautiful Three Bed Two Bath Near Pigeon Forge, gatlinburg

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $32,793ADR $161Occ ≈ 56%4.9★ (111)

    Vrbo

  • Southern Charm, beautiful cabin close to Pigeon Forge and Gatlinburg

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Kitchen
    • +2

    Revenue $24,312ADR $170Occ ≈ 39%4.9★ (113)

    Vrbo

  • Beautiful Two Bed Two Bath Near Pigeon Forge

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $29,990ADR $160Occ ≈ 51%4.9★ (124)

    Vrbo

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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$37,362

NOI

$19,945

Cash flow /mo

-$258

Cash needed

$119,260

Cash-on-cash

-2.6%

ROE (yr 1)

7.8%

Cap rate

5.8%

DSCR

0.87

Year-1 write-off

$88,273

Year-1 tax shield @ 32%

$28,247

Year-1 return on equity

  • Cash flow (annual)-$3,097
  • Principal paydown$2,092
  • Appreciation at%$10,320
ROE7.8%

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)$7,472
  • Platform fees (3% of revenue)$1,121
  • Maintenance / capex (5% of revenue)$1,868
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$692
  • Insurance (STR-rated)$2,064

Cash needed to close

  • Down payment (25%)$86,000
  • Closing costs (4.0%)$13,760
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,247

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

$278,000

Short-life (5/15-yr)

$69,000 · 25%

Year-1 deduction

$88,000

Year-1 tax shield @ 32%

$28,000

Land 19% (county tax record, market value split) · building $209,000 over 39 years · new furniture $20,000

Based on: 1,200 sq ft, built 2002, 3 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $72,000 in year 1 (19% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,900

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 2.04 allocation

    $6,900

  • Kitchen countertopsdefault

    $6,900 new × 40% good × 2.04 allocation

    $5,600

  • Decorative trimdefault

    $2,100 new × 40% good × 2.04 allocation

    $1,700

  • Mirrorsdefault

    $300 new × 40% good × 2.04 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 2.04 allocation

    $1,000

  • Window coverings (12)default

    $3,000 new × 40% good × 2.04 allocation

    $2,400

  • Carpet, vinyl & laminate (100% of floors)listing

    $7,700 new × 40% good × 2.04 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $6,600 new × 52% good × 2.04 allocation

    $7,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 52% good × 2.04 allocation

    $4,200

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

    $7,400 new × 40% good × 2.04 allocation

    $6,000

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$27,200

  • Paving: driveway & walks (paved)default

    $7,200 new × 50% good × 2.04 allocation

    $7,300

  • Landscaping (typical)default

    $6,900 new × 50% good × 2.04 allocation

    $7,000

  • Patioslisting

    $5,400 new × 50% good × 2.04 allocation

    $5,500

  • Decks & porches (attached)default

    $1,200 new × 50% good × 2.04 allocation

    $1,200

  • Fencinglisting

    $6,000 new × 50% good × 2.04 allocation

    $6,100
Building, 39-year$209,300

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

    $129,600 new × 60% good × 2.04 allocation

    $158,500

  • Building plumbing & fixturesdefault

    $13,500 new × 52% good × 2.04 allocation

    $14,300

  • Building electrical & lightingdefault

    $12,500 new × 52% good × 2.04 allocation

    $13,200

  • HVACdefault

    $13,500 new × 40% good × 2.04 allocation

    $11,000

  • Septic systemlisting

    $12,000 new × 50% good × 2.04 allocation

    $12,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$60,900$27,200$200$88,300
2$0$0$5,400$5,400
3$0$0$5,400$5,400
4$0$0$5,400$5,400
5$0$0$5,400$5,400
6+$0$0$187,600$187,600
Total$60,900$27,200$209,300$297,300

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.