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Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

4061 Fox Hunters Ln

4061 Fox Hunters Ln

Sevierville, TN 37876

$549,900

4 bd · 2.5 ba · 3,070 sqft · Listed 9d ago

View on Realtor.com →

Year built

2007

Sqft

3,070

Lot sqft

83,635

HOA / mo

$0

Furnished

No

List date

2026-11-03T17:11:14.000000Z

Revenue

Annual revenue

$64,092

ADR

$397

Occupancy

44%

Cleaning fees (12 mo)

$9,524

Confidence

Low (47.22), 11 comps

Comp revenue range (p25 / median / p75)

$30,542$46,025$76,222

Median revenue of shown comps: $49,524

  • 4BR Scenic Cabin | Hot Tub, Theater & Fire Pit

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.2 mi

    Revenue $22,447ADR $440Occ ≈ 14%4.8★ (5)

    Delisted

  • *Mountain Luxe Cabin w/ Theater+Hot Tub | Sleep12*

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi

    Revenue $107,836ADR $604Occ ≈ 49%4.9★ (29)

    AirbnbBooking

  • Hemlocke Hideaway

    Cabin · 4 bd · 3 ba · sleeps 12 · 0.2 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $76,399ADR $515Occ ≈ 41%4.9★ (21)

    AirbnbVrbo

  • Luxury Cabin with Gorgeous Mountain Views ~ BunkBeds ~ Hot Tub ~ Movie Theatre

    Cabin · 4 bd · 3.5 ba · sleeps 12 · 0.3 mi

    Revenue $76,277ADR $645Occ ≈ 32%5★ (1)

    Delisted

  • Big Private Beautiful 4 Bedroom 360 mountain views

    Cabin · 4 bd · 2.5 ba · sleeps 10 · 0.5 mi

    Revenue $29,015ADR $471Occ ≈ 17%4.7★ (114)

    Airbnb

  • Rockin R Lodge by Eden Crest

    Chalet · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $76,166ADR $369Occ ≈ 57%4.7★ (3)

    Booking

  • Retreat to the Smokies: Glamping Cabin with Hot Tub and Games Room

    House · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $49,524ADR $1,574Occ ≈ 9%—

    Booking

  • Deer & Doe *Fire Pit*Large Lot* by HoneyBearCabins

    Cabin · 4 bd · 3 ba · sleeps 9 · 0.7 mi

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

    Revenue $30,280ADR $430Occ ≈ 19%4.5★ (18)

    AirbnbVrboBooking

  • 4BR Rustic cabin, hot tub, less than 10 miles to

    Cabin · 4 bd · 3 ba · sleeps 10 · 0.7 mi

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

    Revenue $31,842ADR $327Occ ≈ 27%4.3★ (70)

    AirbnbVrboBooking

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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium

Est. revenue

$64,092

NOI

$37,464

Cash flow /mo

$116

Cash needed

$182,471

Cash-on-cash

0.8%

ROE (yr 1)

11.7%

Cap rate

6.8%

DSCR

1.04

Year-1 write-off

$74,548

Year-1 tax shield @ 32%

$23,855

Year-1 return on equity

  • Cash flow (annual)$1,390
  • Principal paydown$3,493
  • Appreciation at%$16,497
ROE11.7%

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)$12,818
  • Platform fees (3% of revenue)$1,923
  • Maintenance / capex (5% of revenue)$3,205
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,183
  • Insurance (STR-rated)$3,299

Cash needed to close

  • Down payment (25%)$137,475
  • Closing costs (4.0%)$21,996
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$23,855

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

$428,000

Short-life (5/15-yr)

$51,000 · 12%

Year-1 deduction

$75,000

Year-1 tax shield @ 32%

$24,000

Land 22% (county tax record, market value split) · building $377,000 over 39 years · new furniture $23,000

Based on: 3,070 sq ft, built 2007, 4 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $58,000 in year 1 (8% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$57,900

  • Kitchen cabinetsdefault

    $12,500 new × 40% good × 1.25 allocation

    $6,300

  • Kitchen countertopsdefault

    $10,300 new × 40% good × 1.25 allocation

    $5,100

  • Decorative trimdefault

    $5,400 new × 40% good × 1.25 allocation

    $2,700

  • Mirrorsdefault

    $300 new × 40% good × 1.25 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 1.25 allocation

    $800

  • Window coverings (31)default

    $7,800 new × 40% good × 1.25 allocation

    $3,900

  • Kitchen & laundry equipment plumbingdefault

    $9,700 new × 62% good × 1.25 allocation

    $7,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 62% good × 1.25 allocation

    $4,600

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

    $7,700 new × 40% good × 1.25 allocation

    $3,900

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$16,200

  • Paving: driveway & walks (paved)default

    $14,400 new × 50% good × 1.25 allocation

    $9,000

  • Landscaping (minimal)listing

    $5,500 new × 50% good × 1.25 allocation

    $3,500

  • Patiosdefault

    $3,000 new × 50% good × 1.25 allocation

    $1,900

  • Decks & porches (attached)default

    $3,000 new × 50% good × 1.25 allocation

    $1,900
Building, 39-year$376,600

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

    $333,600 new × 68% good × 1.25 allocation

    $285,600

  • Building plumbing & fixturesdefault

    $34,600 new × 62% good × 1.25 allocation

    $26,900

  • Building electrical & lightingdefault

    $36,200 new × 62% good × 1.25 allocation

    $28,100

  • HVACdefault

    $34,600 new × 40% good × 1.25 allocation

    $17,300

  • Hardwood & tile floorsdefault

    $19,800 new × 40% good × 1.25 allocation

    $9,900

  • Fireplacelisting

    $2,600 new × 40% good × 1.25 allocation

    $1,300

  • Septic systemlisting

    $12,000 new × 50% good × 1.25 allocation

    $7,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$57,900$16,200$400$74,500
2$0$0$9,700$9,700
3$0$0$9,700$9,700
4$0$0$9,700$9,700
5$0$0$9,700$9,700
6+$0$0$337,600$337,600
Total$57,900$16,200$376,600$450,800

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.