316 Hansels Lea
Sevierville, TN 37876
$430,000
3 bd · 2 ba · 1,508 sqft · Listed 1d ago
View on Realtor.com →Year built
2006
Sqft
1,508
Lot sqft
37,462
HOA / mo
None
Furnished
No
List date
2026-10-21T15:28:05.000000Z
Revenue
Annual revenue
$38,575
ADR
$190
Occupancy
56%
Cleaning fees (12 mo)
$7,799
Confidence
Low (50.78), 16 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $32,262
Historic Farmhouse near Dollywood |Pet-Friendly
House · 3 bd · 2 ba · sleeps 8 · 0.1 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +2
Revenue $28,452ADR $238Occ ≈ 33%4.7★ (52)
Pet-friendly Log Cabin with Hot Tub + Fire Pit
Cabin · 3 bd · 2 ba · sleeps 8 · 1.3 mi
Revenue $43,511ADR $209Occ ≈ 57%4.7★ (52)
Southern Charm, beautiful cabin close to Pigeon Forge and Gatlinburg
Cabin · 3 bd · 2 ba · sleeps 8 · 1.6 mi
- Hot tub
- A/C
- Free parking
- Kitchen
- +2
Revenue $24,312ADR $170Occ ≈ 39%4.9★ (113)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Historic Farmhouse near Dollywood |Pet-Friendly House
| 3 bd · 2 ba · sleeps 8 | $28,452 | $238 | 33% | 4.7★ (52) | 0.1 mi | Airbnb |
Pet-friendly Log Cabin with Hot Tub + Fire Pit Cabin | 3 bd · 2 ba · sleeps 8 | $43,511 | $209 | 57% | 4.7★ (52) | 1.3 mi | Airbnb |
Little Mountain Cabin w/ Hot Tub, Fire Pit, Games Cabin
| 3 bd · 2 ba · sleeps 6 | $47,349 | $202 | 64% | 4.5★ (30) | 1.3 mi | AirbnbVrboBooking |
La Maison Rouge - Your 3 BR Getaway in the Smokies House | 3 bd · 2 ba · sleeps 10 | $16,941 | $197 | 24% | 4.8★ (64) | 1.3 mi | AirbnbVrbo |
Lazy Bear Meadow | Dog-Friendly Cabin, Fenced Yard House
| 3 bd · 2 ba · sleeps 7 | $26,409 | $198 | 37% | 4.8★ (16) | 1.4 mi | AirbnbVrboBooking |
Southern Charm, beautiful cabin close to Pigeon Forge and Gatlinburg Cabin
| 3 bd · 2 ba · sleeps 8 | $24,312 | $170 | 39% | 4.9★ (113) | 1.6 mi | Vrbo |
3 BR cabin with hot tub & fully equipped kitchen Cabin | 3 bd · 2 ba · sleeps 10 | $57,985 | $297 | 53% | 4.7★ (6) | 1.6 mi | AirbnbVrboBooking |
This is Perfect -50 % Off House
| 3 bd · 2 ba · sleeps 6 | $36,072 | $222 | 45% | 4.9★ (67) | 1.7 mi | AirbnbVrboBooking |
Modern Ranch | Hot Tub, Views & Game Room Cabin
| 3 bd · 2.5 ba · sleeps 8 | $37,285 | $228 | 45% | 5★ (12) | 2.0 mi | AirbnbVrboBooking |
Mountain Oasis: Luxe Views, Hot Tub, Fire Pit House | 3 bd · 2.5 ba · sleeps 8 | $24,571 | $294 | 23% | 4.9★ (128) | 2.0 mi | AirbnbBooking |
Show 2 more
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$38,575
NOI
$20,328
Cash flow /mo
-$706
Cash needed
$144,200
Cash-on-cash
-5.9%
ROE (yr 1)
4.9%
Cap rate
4.7%
DSCR
0.71
Year-1 write-off
$97,610
Year-1 tax shield @ 32%
$31,235
Year-1 return on equity
- Cash flow (annual)-$8,474
- Principal paydown$2,615
- Appreciation at%$12,900
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)$7,715
- Platform fees (3% of revenue)$1,157
- Maintenance / capex (5% of revenue)$1,929
- Utilities & supplies$4,200
- HOA$0
- Property tax$666
- 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%$31,235
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
$358,000
Short-life (5/15-yr)
$78,000 · 22%
Year-1 deduction
$98,000
Year-1 tax shield @ 32%
$31,000
Land 17% (county tax record, market value split) · building $281,000 over 39 years · new furniture $20,000
Based on: 1,508 sq ft, built 2006, 3 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $65,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,000
Kitchen cabinetsdefault
$9,100 new × 40% good × 1.93 allocation
- $5,800
Kitchen countertopsdefault
$7,500 new × 40% good × 1.93 allocation
- $2,000
Decorative trimdefault
$2,600 new × 40% good × 1.93 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.93 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.93 allocation
- $2,900
Window coverings (15)default
$3,800 new × 40% good × 1.93 allocation
- $2,500
Carpet, vinyl & laminate (33% of floors)listing
$3,200 new × 40% good × 1.93 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$7,100 new × 60% good × 1.93 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 60% good × 1.93 allocation
- $4,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.93 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 1.93 allocation
- $7,500
Landscaping (typical)default
$7,700 new × 50% good × 1.93 allocation
- $1,400
Patiosdefault
$1,500 new × 50% good × 1.93 allocation
- $16,400
Decks & porches (attached)listing
$17,000 new × 50% good × 1.93 allocation
- $5,800
Fencinglisting
$6,000 new × 50% good × 1.93 allocation
- $210,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$163,300 new × 67% good × 1.93 allocation
- $19,600
Building plumbing & fixturesdefault
$16,900 new × 60% good × 1.93 allocation
- $19,000
Building electrical & lightingdefault
$16,400 new × 60% good × 1.93 allocation
- $13,100
HVACdefault
$17,000 new × 40% good × 1.93 allocation
- $5,000
Hardwood & tile floorsdefault
$6,500 new × 40% good × 1.93 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.93 allocation
- $11,600
Septic systemlisting
$12,000 new × 50% good × 1.93 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,500 | $38,900 | $300 | $97,600 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $251,500 | $251,500 |
| Total | $58,500 | $38,900 | $280,500 | $377,800 |
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.