316 Hansels Lea

Sevierville, TN 37876

$430,000

3 bd · 2 ba · 1,508 sqft · Listed 1d ago

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Year built

2006

Sqft

1,508

Lot sqft

37,462

HOA / mo

None

Furnished

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)

$25,950$36,679$50,008

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)
Airbnb
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)
Airbnb
Little Mountain Cabin w/ Hot Tub, Fire Pit, Games
Cabin · 3 bd · 2 ba · sleeps 6 · 1.3 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $47,349ADR $202Occ ≈ 64%4.5★ (30)
Airbnb Vrbo Booking
La Maison Rouge - Your 3 BR Getaway in the Smokies
House · 3 bd · 2 ba · sleeps 10 · 1.3 mi
Revenue $16,941ADR $197Occ ≈ 24%4.8★ (64)
Airbnb
Lazy Bear Meadow | Dog-Friendly Cabin, Fenced Yard
House · 3 bd · 2 ba · sleeps 7 · 1.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $26,409ADR $198Occ ≈ 37%4.8★ (16)
Airbnb Vrbo Booking
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)
Vrbo
3 BR cabin with hot tub & fully equipped kitchen
Cabin · 3 bd · 2 ba · sleeps 10 · 1.6 mi
Revenue $57,985ADR $297Occ ≈ 53%4.7★ (6)
Airbnb Booking
This is Perfect -50 % Off
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
- Hot tub
- Free parking
- Wifi
- Kitchen
- +4
Revenue $36,072ADR $222Occ ≈ 45%4.9★ (67)
Airbnb Vrbo Booking
Modern Ranch | Hot Tub, Views & Game Room
Cabin · 3 bd · 2.5 ba · sleeps 8 · 2.0 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $37,285ADR $228Occ ≈ 45%5★ (12)
Airbnb Vrbo Booking
Mountain Oasis: Luxe Views, Hot Tub, Fire Pit
House · 3 bd · 2.5 ba · sleeps 8 · 2.0 mi
Revenue $24,571ADR $294Occ ≈ 23%4.9★ (128)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Historic Farmhouse near Dollywood \|Pet-Friendly House Free parking Pets OK Wifi Kitchen +2	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 Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 6	$47,349	$202	64%	4.5★ (30)	1.3 mi	Airbnb Vrbo Booking
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	Airbnb
Lazy Bear Meadow \| Dog-Friendly Cabin, Fenced Yard House Hot tub A/C Free parking Pets OK +4	3 bd · 2 ba · sleeps 7	$26,409	$198	37%	4.8★ (16)	1.4 mi	Airbnb Vrbo Booking
Southern Charm, beautiful cabin close to Pigeon Forge and Gatlinburg Cabin Hot tub A/C Free parking Kitchen +2	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	Airbnb Booking
This is Perfect -50 % Off House Hot tub Free parking Wifi Kitchen +4	3 bd · 2 ba · sleeps 6	$36,072	$222	45%	4.9★ (67)	1.7 mi	Airbnb Vrbo Booking
Modern Ranch \| Hot Tub, Views & Game Room Cabin Hot tub A/C Free parking Wifi +5	3 bd · 2.5 ba · sleeps 8	$37,285	$228	45%	5★ (12)	2.0 mi	Airbnb Vrbo Booking
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	Airbnb Booking

Show 2 more

Hopp On Inn Secluded 3BR Home
Vacation home · 3 bd · 2 ba · sleeps 7 · 2.0 mi
Revenue $62,686ADR $409Occ ≈ 42%3.1★ (3)
Booking
Smoky Mountain Relaxation Station!
House · 3 bd · 2 ba · sleeps 6 · 2.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $27,873ADR $138Occ ≈ 55%4.8★ (277)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Hopp On Inn Secluded 3BR Home Vacation home	3 bd · 2 ba · sleeps 7	$62,686	$409	42%	3.1★ (3)	2.0 mi	Booking
Smoky Mountain Relaxation Station! House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$27,873	$138	55%	4.8★ (277)	2.2 mi	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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$38,575

NOI

$20,328

Cash flow /mo

$1,694

Cash needed

$466,700

Cash-on-cash (all cash)

4.4%

ROE (yr 1)

7.1%

Cap rate

4.7%

DSCR

—

Year-1 write-off

$97,610

Year-1 tax shield @ 32%

$31,235

Year-1 return on equity

Cash flow (annual)$20,328
Principal paydown (n/a, cash)$0
Appreciation at%$12,900

ROE7.1%

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

Purchase price (all cash)$430,000
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.

5-year property$58,500

Kitchen cabinetsdefault
$9,100 new × 40% good × 1.93 allocation
$7,000
Kitchen countertopsdefault
$7,500 new × 40% good × 1.93 allocation
$5,800
Decorative trimdefault
$2,600 new × 40% good × 1.93 allocation
$2,000
Mirrorsdefault
$300 new × 40% good × 1.93 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.93 allocation
$900
Window coverings (15)default
$3,800 new × 40% good × 1.93 allocation
$2,900
Carpet, vinyl & laminate (33% of floors)listing
$3,200 new × 40% good × 1.93 allocation
$2,500
Kitchen & laundry equipment plumbingdefault
$7,100 new × 60% good × 1.93 allocation
$8,200
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 60% good × 1.93 allocation
$5,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.93 allocation
$4,400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$38,900

Paving: driveway & walks (paved)default
$8,100 new × 50% good × 1.93 allocation
$7,800
Landscaping (typical)default
$7,700 new × 50% good × 1.93 allocation
$7,500
Patiosdefault
$1,500 new × 50% good × 1.93 allocation
$1,400
Decks & porches (attached)listing
$17,000 new × 50% good × 1.93 allocation
$16,400
Fencinglisting
$6,000 new × 50% good × 1.93 allocation
$5,800

Building, 39-year$280,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$163,300 new × 67% good × 1.93 allocation
$210,200
Building plumbing & fixturesdefault
$16,900 new × 60% good × 1.93 allocation
$19,600
Building electrical & lightingdefault
$16,400 new × 60% good × 1.93 allocation
$19,000
HVACdefault
$17,000 new × 40% good × 1.93 allocation
$13,100
Hardwood & tile floorsdefault
$6,500 new × 40% good × 1.93 allocation
$5,000
Fireplacelisting
$2,600 new × 40% good × 1.93 allocation
$2,000
Septic systemlisting
$12,000 new × 50% good × 1.93 allocation
$11,600

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.