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1256 Rippling Waters Cir

1256 Rippling Waters Cir

Sevierville, TN 37876

$799,000

4 bd · 3 ba · 3,977 sqft · Listed 1d ago

View on Realtor.com →

Year built

2009

Sqft

3,977

Lot sqft

19,166

HOA / mo

$54

Furnished

No

List date

2026-10-12T18:58:14.000000Z

Revenue

Annual revenue

$36,361

ADR

$184

Occupancy

54%

Cleaning fees (12 mo)

$8,699

Confidence

Med (65.33), 10 comps

Comp revenue range (p25 / median / p75)

$29,847$38,995$50,872

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

Median revenue of shown comps: $38,995

  • Private Hot Tub: Serene Family Home in Sevierville

    House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $17,220ADR $280Occ ≈ 17%4.7★ (16)

    AirbnbVrboBooking

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

    House · 3 bd · 2.5 ba · sleeps 12 · 0.5 mi

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

    Revenue $53,483ADR $236Occ ≈ 62%4.8★ (50)

    AirbnbVrbo

  • Carden Cabin- 4 Bedrooms, 2.5 Bathrooms, Sleeps 10

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 1.0 mi

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

    Revenue $37,596ADR $195Occ ≈ 53%5★ (324)

    AirbnbVrbo

  • Valley View Farm House

    House · 4 bd · 2.5 ba · sleeps 8 · 1.1 mi

    Revenue $27,264ADR $186Occ ≈ 40%5★ (62)

    Airbnb

  • Peaceful Sevierville Home w/ Private Hot Tub!

    House · 3 bd · 3 ba · sleeps 8 · 1.4 mi

    • Hot tub
    • A/C
    • Wifi
    • Kitchen
    • +3

    Revenue $37,809ADR $221Occ ≈ 47%4.4★ (80)

    AirbnbVrboBooking

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

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $22,799ADR $196Occ ≈ 32%4.2★ (12)

    AirbnbVrboBooking

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

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.6 mi

    Revenue $40,181ADR $230Occ ≈ 48%—

    Delisted

  • Woodland Chalet - Hike Trails on 6 Private Acres

    Cabin · 3 bd · 2 ba · sleeps 6 · 1.7 mi

    Revenue $43,039ADR $196Occ ≈ 60%3.9★ (66)

    AirbnbBooking

  • Sunset Farm Stay with Pond

    House · 4 bd · 2.5 ba · sleeps 12 · 1.8 mi

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

    Revenue $54,824ADR $183Occ ≈ 82%4.9★ (83)

    Airbnb

  • Family Farmhouse on Horse/Cattle Farm

    Farm stay · 3 bd · 2 ba · sleeps 10 · 2.0 mi

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

    Revenue $56,081ADR $198Occ ≈ 78%4.8★ (470)

    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

Est. revenue

$36,361

NOI

$14,873

Cash flow /mo

$1,239

Cash needed

$859,960

Cash-on-cash (all cash)

1.7%

ROE (yr 1)

4.5%

Cap rate

1.9%

DSCR

—

Year-1 write-off

$144,141

Year-1 tax shield @ 32%

$46,125

Year-1 return on equity

  • Cash flow (annual)$14,873
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,970
ROE4.5%

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)$7,272
  • Platform fees (3% of revenue)$1,091
  • Maintenance / capex (5% of revenue)$1,818
  • Utilities & supplies$4,200
  • HOA$648
  • Property tax$1,665
  • Insurance (STR-rated)$4,794

Cash needed to close

  • Purchase price (all cash)$799,000
  • Closing costs (4.0%)$31,960
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$46,125

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

$749,000

Short-life (5/15-yr)

$114,000 · 15%

Year-1 deduction

$144,000

Year-1 tax shield @ 32%

$46,000

Land 6% (county tax record, market value split) · building $635,000 over 39 years · new furniture $29,000

Based on: 3,977 sq ft, built 2009, 4 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $86,000 in year 1 (8% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$80,600

  • Kitchen cabinetsdefault

    $14,500 new × 40% good × 1.59 allocation

    $9,200

  • Kitchen countertopsdefault

    $11,900 new × 40% good × 1.59 allocation

    $7,500

  • Decorative trimdefault

    $7,000 new × 40% good × 1.59 allocation

    $4,400

  • Mirrorsdefault

    $500 new × 40% good × 1.59 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.59 allocation

    $1,000

  • Window coverings (40)default

    $10,000 new × 40% good × 1.59 allocation

    $6,300

  • Kitchen & laundry equipment plumbingdefault

    $11,300 new × 66% good × 1.59 allocation

    $11,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,800 new × 66% good × 1.59 allocation

    $7,100

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

    $6,100 new × 40% good × 1.59 allocation

    $3,900

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$62,900

  • Paving: driveway & walks (paved)default

    $13,100 new × 50% good × 1.59 allocation

    $10,400

  • Landscaping (typical)default

    $12,600 new × 50% good × 1.59 allocation

    $10,000

  • Patiosdefault

    $3,900 new × 50% good × 1.59 allocation

    $3,100

  • Decks & porches (attached)listing

    $44,700 new × 50% good × 1.59 allocation

    $35,500

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 1.59 allocation

    $4,000
Building, 39-year$634,800

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

    $432,600 new × 72% good × 1.59 allocation

    $491,600

  • Building plumbing & fixturesdefault

    $44,900 new × 66% good × 1.59 allocation

    $47,000

  • Building electrical & lightingdefault

    $47,700 new × 66% good × 1.59 allocation

    $49,900

  • HVACdefault

    $44,800 new × 40% good × 1.59 allocation

    $28,400

  • Hardwood & tile floorsdefault

    $25,600 new × 40% good × 1.59 allocation

    $16,200

  • Fireplacelisting

    $2,600 new × 40% good × 1.59 allocation

    $1,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$80,600$62,900$700$144,100
2$0$0$16,300$16,300
3$0$0$16,300$16,300
4$0$0$16,300$16,300
5$0$0$16,300$16,300
6+$0$0$569,000$569,000
Total$80,600$62,900$634,800$778,300

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.