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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

1435 Sparks Ln

1435 Sparks Ln

Sevierville, TN 37876

$430,000

3 bd · 2 ba · 1,836 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1997

Sqft

1,836

Lot sqft

39,640

HOA / mo

None

Furnished

No

List date

2026-10-15T20:13:32.000000Z

Revenue

Annual revenue

$44,086

ADR

$199

Occupancy

61%

Cleaning fees (12 mo)

$10,832

Confidence

Med (62.56), 7 comps

Comp revenue range (p25 / median / p75)

$30,304$40,181$48,261

Median revenue of shown comps: $38,995

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

    Cabin · 3 bd · 2 ba · sleeps 6 · 2.2 mi

    • Hot tub
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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 15) + 0.75% investor premium

Est. revenue

$44,086

NOI

$24,221

Cash flow /mo

-$382

Cash needed

$144,200

Cash-on-cash

-3.2%

ROE (yr 1)

7.6%

Cap rate

5.6%

DSCR

0.84

Year-1 write-off

$100,287

Year-1 tax shield @ 32%

$32,092

Year-1 return on equity

  • Cash flow (annual)-$4,581
  • Principal paydown$2,615
  • Appreciation at%$12,900
ROE7.6%

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)$8,817
  • Platform fees (3% of revenue)$1,323
  • Maintenance / capex (5% of revenue)$2,204
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$741
  • Insurance (STR-rated)$2,580

Cash needed to close

  • Down payment (25%)$107,500
  • Closing costs (4.0%)$17,200
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,092

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

$371,000

Short-life (5/15-yr)

$80,000 · 22%

Year-1 deduction

$100,000

Year-1 tax shield @ 32%

$32,000

Land 14% (county tax record, market value split) · building $290,000 over 39 years · new furniture $20,000

Based on: 1,836 sq ft, built 1997, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $79,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$70,500

  • Kitchen cabinetsdefault

    $9,800 new × 40% good × 2.14 allocation

    $8,400

  • Kitchen countertopsdefault

    $8,000 new × 40% good × 2.14 allocation

    $6,900

  • Decorative trimdefault

    $3,200 new × 40% good × 2.14 allocation

    $2,800

  • Mirrorsdefault

    $300 new × 40% good × 2.14 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.14 allocation

    $1,000

  • Window coverings (18)default

    $4,500 new × 40% good × 2.14 allocation

    $3,900

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

    $11,800 new × 40% good × 2.14 allocation

    $10,100

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 42% good × 2.14 allocation

    $6,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 42% good × 2.14 allocation

    $4,200

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

    $7,700 new × 40% good × 2.14 allocation

    $6,600

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$29,500

  • Paving: driveway & walks (paved)listing

    $8,900 new × 50% good × 2.14 allocation

    $9,500

  • Landscaping (typical)default

    $8,500 new × 50% good × 2.14 allocation

    $9,200

  • Patioslisting

    $8,300 new × 50% good × 2.14 allocation

    $8,900

  • Decks & porches (attached)default

    $1,800 new × 50% good × 2.14 allocation

    $1,900
Building, 39-year$290,500

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

    $199,100 new × 52% good × 2.14 allocation

    $220,500

  • Building plumbing & fixturesdefault

    $20,700 new × 42% good × 2.14 allocation

    $18,600

  • Building electrical & lightingdefault

    $20,500 new × 42% good × 2.14 allocation

    $18,500

  • HVACdefault

    $20,700 new × 40% good × 2.14 allocation

    $17,700

  • Fireplacelisting

    $2,600 new × 40% good × 2.14 allocation

    $2,300

  • Septic systemlisting

    $12,000 new × 50% good × 2.14 allocation

    $12,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$70,500$29,500$300$100,300
2$0$0$7,400$7,400
3$0$0$7,400$7,400
4$0$0$7,400$7,400
5$0$0$7,400$7,400
6+$0$0$260,400$260,400
Total$70,500$29,500$290,500$390,500

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.