2261 Headrick Lead
Sevierville, TN 37862
$850,000
3 bd · 4.5 ba · 3,325 sqft · Listed 3d ago
View on Realtor.com →Year built
1999
Sqft
3,325
Lot sqft
50,965
HOA / mo
$79
Furnished
No
List date
2026-10-08T20:01:20.000000Z
Revenue
Annual revenue
$72,946
ADR
$346
Occupancy
58%
Cleaning fees (12 mo)
$11,748
Confidence
Low (39.77), 20 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $45,565
Above the Clouds*Cozy Chalet*Breathtaking Views
House · 3 bd · 3.5 ba · sleeps 6 · 148 ft
Revenue $58,952ADR $332Occ ≈ 49%4.7★ (17)
Above The Clouds by American Patriot Getaways
Vacation home · 3 bd · 4 ba · sleeps 6 · 384 ft
Revenue $88,147ADR $351Occ ≈ 69%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Above the Clouds*Cozy Chalet*Breathtaking Views House | 3 bd · 3.5 ba · sleeps 6 | $58,952 | $332 | 49% | 4.7★ (17) | 148 ft | Airbnb |
Above The Clouds by American Patriot Getaways Vacation home | 3 bd · 4 ba · sleeps 6 | $88,147 | $351 | 69% | — | 384 ft | Booking |
Brand new cozy chalet: epic views w/modern styling Chalet | 3 bd · 3.5 ba · sleeps 6 | $31,675 | $189 | 46% | 4.5★ (4) | 440 ft | AirbnbVrbo |
Wooded Smokies Retreat | Hot Tub | Fire Pit Cabin
| 3 bd · 4 ba · sleeps 8 | $31,996 | $334 | 26% | 5★ (128) | 0.2 mi | AirbnbVrboBooking |
3 King Suites + Hot Tub + Views Cabin | 3 bd · 3.5 ba · sleeps 6 | $84,550 | $336 | 69% | 4.8★ (30) | 0.3 mi | AirbnbVrboBooking |
The Haven at Emerald Springs House | 3 bd · 5 ba · sleeps 8 | $157,875 | $531 | 81% | 5★ (48) | 0.3 mi | AirbnbVrbo |
3 King BDRMS, MTN Views, Game Room,Hot tub,Firepit Cabin | 3 bd · 3.5 ba · sleeps 6 | $44,372 | $581 | 21% | 5★ (4) | 0.5 mi | AirbnbVrbo |
Mountain View Cabin Near Pigeon Forge & Gatlinburg Cabin
| 3 bd · 3.5 ba · sleeps 10 | $31,565 | $297 | 29% | 4.7★ (6) | 0.5 mi | AirbnbVrboBooking |
My Runaway Wagon Retreat - Hot Tub & Mountain View Cabin
| 3 bd · 3.5 ba · sleeps 10 | $45,565 | $324 | 39% | 4.6★ (34) | 0.7 mi | AirbnbVrboBooking |
Creekside Treehouse with spacious lot and gameroom Cabin | 3 bd · 3.5 ba · sleeps 10 | $58,598 | $353 | 45% | 4.8★ (183) | 0.7 mi | AirbnbVrbo |
Show 1 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 8) + 0.75% investor premium
Est. revenue
$72,946
NOI
$39,082
Cash flow /mo
-$1,488
Cash needed
$272,000
Cash-on-cash
-6.6%
ROE (yr 1)
4.7%
Cap rate
4.6%
DSCR
0.69
Year-1 write-off
$199,739
Year-1 tax shield @ 32%
$63,917
Year-1 return on equity
- Cash flow (annual)-$17,853
- Principal paydown$5,169
- Appreciation at%$25,500
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)$14,589
- Platform fees (3% of revenue)$2,188
- Maintenance / capex (5% of revenue)$3,647
- Utilities & supplies$4,200
- HOA$948
- Property tax$3,191
- Insurance (STR-rated)$5,100
Cash needed to close
- Down payment (25%)$212,500
- Closing costs (4.0%)$34,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$63,917
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
$818,000
Short-life (5/15-yr)
$174,000 · 21%
Year-1 deduction
$200,000
Year-1 tax shield @ 32%
$64,000
Land 4% (county tax record, market value split) · building $645,000 over 39 years · new furniture $26,000
Based on: 3,325 sq ft, built 1999, 3 bd / 4.5 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $121,000 in year 1 (12% short-life, $39,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,800
Kitchen cabinetsdefault
$13,100 new × 40% good × 2.45 allocation
- $13,100
Kitchen countertops (stone)listing
$13,400 new × 40% good × 2.45 allocation
- $5,700
Decorative trimdefault
$5,800 new × 40% good × 2.45 allocation
- $600
Mirrorsdefault
$600 new × 40% good × 2.45 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.45 allocation
- $8,100
Window coverings (33)default
$8,300 new × 40% good × 2.45 allocation
- $5,200
Carpet, vinyl & laminate (25% of floors)listing
$5,300 new × 40% good × 2.45 allocation
- $11,500
Kitchen & laundry equipment plumbingdefault
$10,200 new × 46% good × 2.45 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 46% good × 2.45 allocation
- $7,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.45 allocation
- $8,800
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.45 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $14,600
Paving: driveway & walks (paved)default
$12,000 new × 50% good × 2.45 allocation
- $7,000
Landscaping (minimal)listing
$5,800 new × 50% good × 2.45 allocation
- $18,300
Patioslisting
$15,000 new × 50% good × 2.45 allocation
- $45,700
Decks & porches (attached)listing
$37,400 new × 50% good × 2.45 allocation
- $6,100
Gazebo / pergolalisting
$5,000 new × 50% good × 2.45 allocation
- $486,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$361,500 new × 55% good × 2.45 allocation
- $42,200
Building plumbing & fixturesdefault
$37,500 new × 46% good × 2.45 allocation
- $44,300
Building electrical & lightingdefault
$39,400 new × 46% good × 2.45 allocation
- $36,600
HVACdefault
$37,500 new × 40% good × 2.45 allocation
- $15,700
Hardwood & tile floorsdefault
$16,000 new × 40% good × 2.45 allocation
- $5,100
Fireplaces (2)listing
$5,300 new × 40% good × 2.45 allocation
- $14,700
Septic systemlisting
$12,000 new × 50% good × 2.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $107,300 | $91,800 | $700 | $199,700 |
| 2 | $0 | $0 | $16,500 | $16,500 |
| 3 | $0 | $0 | $16,500 | $16,500 |
| 4 | $0 | $0 | $16,500 | $16,500 |
| 5 | $0 | $0 | $16,500 | $16,500 |
| 6+ | $0 | $0 | $578,100 | $578,100 |
| Total | $107,300 | $91,800 | $644,900 | $844,000 |
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.