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1339 Rippling Waters Cir

1339 Rippling Waters Cir

Sevierville, TN 37876

$710,000

3 bd · 2 ba · 2,552 sqft · Listed 4d ago

View on Realtor.com →
Low confidence

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)

$27,130$36,324$46,885

  • Fall SALE! •Pet Friendly •Mtn Views & Firepit!

    3 bd · 2.5 ba · sleeps 12 · 0.4 mi

    Revenue —ADR $235Occ ≈ —4.9★ (48)

    AirbnbVrbo

  • Private Hot Tub: Serene Family Home in Sevierville

    3 bd · 2.5 ba · sleeps 6 · 0.4 mi

    Revenue —ADR $270Occ ≈ —4.7★ (16)

    AirbnbVrbo

  • Peaceful Sevierville Home w/ Private Hot Tub!

    3 bd · 3 ba · sleeps 8 · 1.5 mi

    Revenue —ADR $223Occ ≈ —4.4★ (80)

    AirbnbVrbo

  • Family Farmhouse on Horse/Cattle Farm

    3 bd · 2 ba · sleeps 10 · 1.8 mi

    Revenue —ADR $196Occ ≈ —4.9★ (465)

    Airbnb

  • Unique Cabin・Mountain View・Hot Tub・Grill・Game Room

    3 bd · 2 ba · sleeps 6 · 1.8 mi

    Revenue —ADR $218Occ ≈ —4.2★ (11)

    AirbnbVrbo

  • Unique cabin with amazing mountain views, pond access, wifi, & close to shopping

    3 bd · 2 ba · sleeps 6 · 1.8 mi

    Revenue —ADR $230Occ ≈ ——

    Vrbo

  • Woodland Chalet - Hike Trails on 6 Private Acres

    3 bd · 2 ba · sleeps 6 · 1.9 mi

    Revenue —ADR $201Occ ≈ —3.9★ (66)

    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

Financing

Est. revenue

$37,249

NOI

$16,292

Cash flow /mo

$1,358

Cash needed

$757,900

Cash-on-cash (all cash)

2.1%

ROE (yr 1)

5.0%

Cap rate

2.3%

DSCR

—

Year-1 write-off

$117,407

Year-1 tax shield @ 32%

$37,570

Year-1 return on equity

  • Cash flow (annual)$16,292
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$21,300
ROE5.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)9.9%
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

  • Purchase price (all cash)$710,000
  • 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.

5-year property$87,300

  • Kitchen cabinetsdefault

    $11,400 new × 64% good × 1.76 allocation

    $12,800

  • Kitchen countertops (stone)listing

    $11,700 new × 64% good × 1.76 allocation

    $13,100

  • Decorative trimdefault

    $4,500 new × 64% good × 1.76 allocation

    $5,000

  • Mirrorsdefault

    $300 new × 40% good × 1.76 allocation

    $200

  • Shelvingdefault

    $1,200 new × 64% good × 1.76 allocation

    $1,300

  • 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

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 82% good × 1.76 allocation

    $12,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 82% good × 1.76 allocation

    $7,700

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

    $8,100 new × 40% good × 1.76 allocation

    $5,700

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$28,400

  • Paving: driveway & walks (paved)default

    $10,500 new × 64% good × 1.76 allocation

    $11,800

  • Landscaping (typical)default

    $10,100 new × 64% good × 1.76 allocation

    $11,300

  • Patiosdefault

    $2,500 new × 64% good × 1.76 allocation

    $2,800

  • Decks & porches (attached)default

    $2,500 new × 55% good × 1.76 allocation

    $2,400
Building, 39-year$539,800

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

    $277,300 new × 85% good × 1.76 allocation

    $413,900

  • Building plumbing & fixturesdefault

    $28,800 new × 82% good × 1.76 allocation

    $41,400

  • Building electrical & lightingdefault

    $29,600 new × 82% good × 1.76 allocation

    $42,600

  • HVACdefault

    $28,800 new × 55% good × 1.76 allocation

    $27,800

  • Hardwood & tile floorsdefault

    $9,900 new × 64% good × 1.76 allocation

    $11,100

  • Fireplacelisting

    $2,600 new × 64% good × 1.76 allocation

    $3,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.