1339 Rippling Waters Cir
Sevierville, TN 37876
$710,000
3 bd · 2 ba · 2,552 sqft · Listed 4d ago
View on Realtor.com →Year built
2017
Sqft
2,552
Lot sqft
17,860
HOA / mo
$54
Furnished
No
List date
2026-09-23T18:13:59Z
Revenue
Annual revenue
$37,249
ADR
$201
Occupancy
51%
Cleaning fees (12 mo)
$9,304
Confidence
Med (61.11), 7 comps
Comp revenue range (p25 / median / p75)
Family Farmhouse on Horse/Cattle Farm
3 bd · 2 ba · sleeps 10 · 1.8 mi
Revenue —ADR $196Occ ≈ —4.9★ (465)
Unique cabin with amazing mountain views, pond access, wifi, & close to shopping
3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue —ADR $230Occ ≈ ——
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fall SALE! •Pet Friendly •Mtn Views & Firepit! | 3 bd · 2.5 ba · sleeps 12 | — | $235 | — | 4.9★ (48) | 0.4 mi | AirbnbVrbo |
Private Hot Tub: Serene Family Home in Sevierville | 3 bd · 2.5 ba · sleeps 6 | — | $270 | — | 4.7★ (16) | 0.4 mi | AirbnbVrbo |
Peaceful Sevierville Home w/ Private Hot Tub! | 3 bd · 3 ba · sleeps 8 | — | $223 | — | 4.4★ (80) | 1.5 mi | AirbnbVrbo |
Family Farmhouse on Horse/Cattle Farm | 3 bd · 2 ba · sleeps 10 | — | $196 | — | 4.9★ (465) | 1.8 mi | Airbnb |
Unique Cabin・Mountain View・Hot Tub・Grill・Game Room | 3 bd · 2 ba · sleeps 6 | — | $218 | — | 4.2★ (11) | 1.8 mi | AirbnbVrbo |
Unique cabin with amazing mountain views, pond access, wifi, & close to shopping | 3 bd · 2 ba · sleeps 6 | — | $230 | — | — | 1.8 mi | Vrbo |
Woodland Chalet - Hike Trails on 6 Private Acres | 3 bd · 2 ba · sleeps 6 | — | $201 | — | 3.9★ (66) | 1.9 mi | AirbnbVrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$37,249
NOI
$16,292
Cash flow /mo
-$2,468
Cash needed
$225,400
Cash-on-cash
-13.1%
ROE (yr 1)
-1.6%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$117,407
Year-1 tax shield @ 32%
$37,570
Year-1 return on equity
- Cash flow (annual)-$29,619
- Principal paydown$4,646
- Appreciation at%$21,300
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,450
- Platform fees (3% of revenue)$1,117
- Maintenance / capex (5% of revenue)$1,862
- Utilities & supplies$4,200
- HOA$648
- Property tax$1,419
- Insurance (STR-rated)$4,260
Cash needed to close
- Down payment (25%)$177,500
- Closing costs (4.0%)$28,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,570
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
$636,000
Short-life (5/15-yr)
$96,000 · 15%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$38,000
Land 10% (county tax record, market value split) · building $540,000 over 39 years · new furniture $20,000
Based on: 2,552 sq ft, built 2017, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters).
IRS-guide safe-harbor floor: $83,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,800
Kitchen cabinetsdefault
$11,400 new × 64% good × 1.76 allocation
- $13,100
Kitchen countertops (stone)listing
$11,700 new × 64% good × 1.76 allocation
- $5,000
Decorative trimdefault
$4,500 new × 64% good × 1.76 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.76 allocation
- $1,300
Shelvingdefault
$1,200 new × 64% good × 1.76 allocation
- $4,600
Window coverings (26)default
$6,500 new × 40% good × 1.76 allocation
- $4,600
Carpet, vinyl & laminate (40% of floors)default
$6,600 new × 40% good × 1.76 allocation
- $12,800
Kitchen & laundry equipment plumbingdefault
$8,900 new × 82% good × 1.76 allocation
- $7,700
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 82% good × 1.76 allocation
- $5,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.76 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,800
Paving: driveway & walks (paved)default
$10,500 new × 64% good × 1.76 allocation
- $11,300
Landscaping (typical)default
$10,100 new × 64% good × 1.76 allocation
- $2,800
Patiosdefault
$2,500 new × 64% good × 1.76 allocation
- $2,400
Decks & porches (attached)default
$2,500 new × 55% good × 1.76 allocation
- $413,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$277,300 new × 85% good × 1.76 allocation
- $41,400
Building plumbing & fixturesdefault
$28,800 new × 82% good × 1.76 allocation
- $42,600
Building electrical & lightingdefault
$29,600 new × 82% good × 1.76 allocation
- $27,800
HVACdefault
$28,800 new × 55% good × 1.76 allocation
- $11,100
Hardwood & tile floorsdefault
$9,900 new × 64% good × 1.76 allocation
- $3,000
Fireplacelisting
$2,600 new × 64% good × 1.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $87,300 | $28,400 | $1,700 | $117,400 |
| 2 | $0 | $0 | $13,800 | $13,800 |
| 3 | $0 | $0 | $13,800 | $13,800 |
| 4 | $0 | $0 | $13,800 | $13,800 |
| 5 | $0 | $0 | $13,800 | $13,800 |
| 6+ | $0 | $0 | $482,700 | $482,700 |
| Total | $87,300 | $28,400 | $539,800 | $655,400 |
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: Georgia disallows 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.