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Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

1322 Snappwood Dr

1322 Snappwood Dr

Sevierville, TN 37862

$525,000

3 bd · 2.5 ba · 2,240 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

2015

Sqft

2,240

Lot sqft

25,265

HOA / mo

$0

Furnished

No

List date

2026-10-27T14:49:15.000000Z

Revenue

Annual revenue

$40,154

ADR

$200

Occupancy

55%

Cleaning fees (12 mo)

$8,249

Confidence

Med (68.34), 22 comps

Comp revenue range (p25 / median / p75)

$30,335$39,933$50,228

Median revenue of shown comps: $39,221

  • Cozy, Peaceful TN Home: 3BR/2BA, garage+patios

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $30,327ADR $133Occ ≈ 62%4.7★ (7)

    Airbnb

  • Log Bunk Bed, Playhouse, & TeePee 5mi to Dollywood

    Townhouse · 3 bd · 2.5 ba · sleeps 10 · 0.3 mi

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

    Revenue $30,357ADR $179Occ ≈ 46%5★ (98)

    AirbnbVrboBooking

  • GameRoom~Hot Tub~NearDollywood~NoSteepRoads~

    Townhouse · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi

    • A/C
    • Wifi
    • Kitchen
    • Washer
    • +1

    Revenue $39,221ADR $233Occ ≈ 46%5★ (23)

    AirbnbVrbo

  • Family Fun Townhome Near Gatlinburg & Dollywood

    Townhouse · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $50,847ADR $276Occ ≈ 50%5★ (143)

    AirbnbVrbo

  • Modern townhome nestled in the hills.

    Townhouse · 3 bd · 3.5 ba · sleeps 6 · 0.4 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $57,638ADR $297Occ ≈ 53%4.9★ (144)

    AirbnbVrboBooking

  • Dolly-Themed Luxury Retreat | Hot Tub & Arcade Fun

    House · 3 bd · 3.5 ba · sleeps 8 · 0.4 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $47,150ADR $274Occ ≈ 47%4.5★ (20)

    AirbnbVrboBooking

  • Maggie’s Place near Dollywood and Ripken-Sleeps 8

    Townhouse · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $21,671ADR $323Occ ≈ 18%5★ (60)

    AirbnbVrbo

  • Luxe 3BR Townhouse w/Game Room*Close to Dollywood

    House · 3 bd · 2.5 ba · sleeps 10 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $53,704ADR $252Occ ≈ 58%5★ (92)

    AirbnbVrbo

  • Modern & Cozy | PrimeLocation | Pet friendly | BBQ

    House · 3 bd · 2.5 ba · sleeps 10 · 0.5 mi

    Revenue $39,141ADR $186Occ ≈ 58%5★ (40)

    Delisted

  • Modern & Cozy | PrimeLocation | Pet friendly | BBQ

    House · 3 bd · 2.5 ba · sleeps 10 · 0.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $29,540ADR $252Occ ≈ 32%5★ (30)

    Airbnb

Show 11 more

  • Luxury Townhome-Fireplace-Private Patio w/Firepit

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $40,644ADR $278Occ ≈ 40%4.9★ (12)

    AirbnbVrbo

  • The Hangout #384

    Vacation home · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    Revenue $37,543ADR $277Occ ≈ 37%—

    Booking

  • Near Dollywood | Hot Tub | Pet-Friendly Retreat

    Townhouse · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi

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

    Revenue $55,348ADR $282Occ ≈ 54%5★ (61)

    AirbnbVrboBooking

  • Prime Location+Pet Friendly+Modern Decor

    Townhouse · 3 bd · 3 ba · sleeps 8 · 0.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $44,306ADR $234Occ ≈ 52%4.8★ (61)

    AirbnbVrboBooking

  • Modern 3 King/3 Bath Townhome/Close to Dollywood

    Townhouse · 3 bd · 3.5 ba · sleeps 8 · 0.5 mi

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

    Revenue $51,222ADR $203Occ ≈ 69%5★ (93)

    AirbnbVrboBooking

  • Loft Lula 'Smokys' in The Smoky Mountains!

    House · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $48,372ADR $232Occ ≈ 57%5★ (145)

    Airbnb

  • New Cozy Townhome minutes away from Dollywood

    Townhouse · 3 bd · 3 ba · sleeps 6 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $19,049ADR $280Occ ≈ 19%5★ (110)

    AirbnbVrbo

  • Modern Mountain Home Near Dollywood | 3BR 2BA

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

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

    Revenue $26,765ADR $217Occ ≈ 34%4.8★ (12)

    AirbnbVrbo

  • Dog Friendly-1/2 Mile to Pigeon Forge & Dollywood

    Townhouse · 3 bd · 3 ba · sleeps 9 · 0.6 mi

    Revenue $18,553ADR $278Occ ≈ 18%5★ (73)

    AirbnbBooking

  • Mountain Views with Easy Access

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

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $61,087ADR $241Occ ≈ 69%5★ (393)

    AirbnbVrbo

  • Private Getaway Near Pigeon Forge with a Pool!

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $32,129ADR $213Occ ≈ 41%4.8★ (64)

    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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium

Est. revenue

$40,154

NOI

$20,501

Cash flow /mo

-$1,200

Cash needed

$171,750

Cash-on-cash

-8.4%

ROE (yr 1)

2.7%

Cap rate

3.9%

DSCR

0.59

Year-1 write-off

$104,261

Year-1 tax shield @ 32%

$33,363

Year-1 return on equity

  • Cash flow (annual)-$14,400
  • Principal paydown$3,244
  • Appreciation at%$15,750
ROE2.7%

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)$8,031
  • Platform fees (3% of revenue)$1,205
  • Maintenance / capex (5% of revenue)$2,008
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,060
  • Insurance (STR-rated)$3,150

Cash needed to close

  • Down payment (25%)$131,250
  • Closing costs (4.0%)$21,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$33,363

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

$470,000

Short-life (5/15-yr)

$84,000 · 18%

Year-1 deduction

$104,000

Year-1 tax shield @ 32%

$33,000

Land 10% (county tax record, market value split) · building $386,000 over 39 years · new furniture $20,000

Based on: 2,240 sq ft, built 2015, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $64,000 in year 1 (9% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$67,800

  • Kitchen cabinetsdefault

    $10,700 new × 56% good × 1.47 allocation

    $8,800

  • Kitchen countertops (stone)listing

    $11,000 new × 56% good × 1.47 allocation

    $9,000

  • Decorative trimdefault

    $3,900 new × 56% good × 1.47 allocation

    $3,200

  • Mirrorsdefault

    $300 new × 40% good × 1.47 allocation

    $200

  • Shelvingdefault

    $1,200 new × 56% good × 1.47 allocation

    $1,000

  • Window coverings (22)default

    $5,500 new × 40% good × 1.47 allocation

    $3,200

  • Carpet, vinyl & laminate (33% of floors)listing

    $4,800 new × 40% good × 1.47 allocation

    $2,800

  • Kitchen & laundry equipment plumbingdefault

    $8,300 new × 78% good × 1.47 allocation

    $9,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 78% good × 1.47 allocation

    $5,800

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

    $8,100 new × 40% good × 1.47 allocation

    $4,800

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$36,100

  • Paving: driveway & walks (paved)default

    $9,800 new × 56% good × 1.47 allocation

    $8,100

  • Landscaping (typical)default

    $9,400 new × 56% good × 1.47 allocation

    $7,800

  • Patiosdefault

    $2,200 new × 56% good × 1.47 allocation

    $1,800

  • Decks & porches (attached)listing

    $25,200 new × 50% good × 1.47 allocation

    $18,500
Building, 39-year$386,000

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

    $243,300 new × 82% good × 1.47 allocation

    $291,300

  • Building plumbing & fixturesdefault

    $25,200 new × 78% good × 1.47 allocation

    $28,800

  • Building electrical & lightingdefault

    $25,700 new × 78% good × 1.47 allocation

    $29,400

  • HVACdefault

    $25,200 new × 45% good × 1.47 allocation

    $16,600

  • Hardwood & tile floorsdefault

    $9,600 new × 56% good × 1.47 allocation

    $7,900

  • Fireplacelisting

    $2,600 new × 56% good × 1.47 allocation

    $2,200

  • Septic systemlisting

    $12,000 new × 56% good × 1.47 allocation

    $9,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$67,800$36,100$400$104,300
2$0$0$9,900$9,900
3$0$0$9,900$9,900
4$0$0$9,900$9,900
5$0$0$9,900$9,900
6+$0$0$346,000$346,000
Total$67,800$36,100$386,000$489,900

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.