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2261 Headrick Lead

2261 Headrick Lead

Sevierville, TN 37862

$850,000

3 bd · 4.5 ba · 3,325 sqft · Listed 3d ago

View on Realtor.com →
Low confidence

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)

$41,278$64,596$100,077

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)

    Airbnb

  • Above The Clouds by American Patriot Getaways

    Vacation home · 3 bd · 4 ba · sleeps 6 · 384 ft

    Revenue $88,147ADR $351Occ ≈ 69%—

    Booking

  • Brand new cozy chalet: epic views w/modern styling

    Chalet · 3 bd · 3.5 ba · sleeps 6 · 440 ft

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +3

    Revenue $31,675ADR $189Occ ≈ 46%4.5★ (4)

    AirbnbVrbo

  • Wooded Smokies Retreat | Hot Tub | Fire Pit

    Cabin · 3 bd · 4 ba · sleeps 8 · 0.2 mi

    • Pool
    • A/C
    • Wifi
    • Kitchen
    • +1

    Revenue $31,996ADR $334Occ ≈ 26%5★ (128)

    AirbnbVrboBooking

  • 3 King Suites + Hot Tub + Views

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • Free parking
    • Wifi
    • +4

    Revenue $84,550ADR $336Occ ≈ 69%4.8★ (30)

    AirbnbVrboBooking

  • The Haven at Emerald Springs

    House · 3 bd · 5 ba · sleeps 8 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $157,875ADR $531Occ ≈ 81%5★ (48)

    AirbnbVrbo

  • 3 King BDRMS, MTN Views, Game Room,Hot tub,Firepit

    Cabin · 3 bd · 3.5 ba · sleeps 6 · 0.5 mi

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

    Revenue $44,372ADR $581Occ ≈ 21%5★ (4)

    AirbnbVrbo

  • Mountain View Cabin Near Pigeon Forge & Gatlinburg

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $31,565ADR $297Occ ≈ 29%4.7★ (6)

    AirbnbVrboBooking

  • My Runaway Wagon Retreat - Hot Tub & Mountain View

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $45,565ADR $324Occ ≈ 39%4.6★ (34)

    AirbnbVrboBooking

  • Creekside Treehouse with spacious lot and gameroom

    Cabin · 3 bd · 3.5 ba · sleeps 10 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $58,598ADR $353Occ ≈ 45%4.8★ (183)

    AirbnbVrbo

Show 1 more

  • Sunset Ridge | Hot Tub | Arcades | Resort Pool

    House · 3 bd · 3.5 ba · sleeps 10 · 0.7 mi

    Revenue $22,914ADR $293Occ ≈ 21%4.5★ (10)

    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

Est. revenue

$72,946

NOI

$39,082

Cash flow /mo

$3,257

Cash needed

$909,500

Cash-on-cash (all cash)

4.3%

ROE (yr 1)

7.1%

Cap rate

4.6%

DSCR

—

Year-1 write-off

$199,739

Year-1 tax shield @ 32%

$63,917

Year-1 return on equity

  • Cash flow (annual)$39,082
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$25,500
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)$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

  • Purchase price (all cash)$850,000
  • 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.

5-year property$107,300

  • Kitchen cabinetsdefault

    $13,100 new × 40% good × 2.45 allocation

    $12,800

  • Kitchen countertops (stone)listing

    $13,400 new × 40% good × 2.45 allocation

    $13,100

  • Decorative trimdefault

    $5,800 new × 40% good × 2.45 allocation

    $5,700

  • Mirrorsdefault

    $600 new × 40% good × 2.45 allocation

    $600

  • Shelvingdefault

    $1,200 new × 40% good × 2.45 allocation

    $1,200

  • Window coverings (33)default

    $8,300 new × 40% good × 2.45 allocation

    $8,100

  • Carpet, vinyl & laminate (25% of floors)listing

    $5,300 new × 40% good × 2.45 allocation

    $5,200

  • Kitchen & laundry equipment plumbingdefault

    $10,200 new × 46% good × 2.45 allocation

    $11,500

  • Kitchen, laundry & data equipment electricaldefault

    $6,200 new × 46% good × 2.45 allocation

    $6,900

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

    $8,100 new × 40% good × 2.45 allocation

    $7,900

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.45 allocation

    $8,800

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$91,800

  • Paving: driveway & walks (paved)default

    $12,000 new × 50% good × 2.45 allocation

    $14,600

  • Landscaping (minimal)listing

    $5,800 new × 50% good × 2.45 allocation

    $7,000

  • Patioslisting

    $15,000 new × 50% good × 2.45 allocation

    $18,300

  • Decks & porches (attached)listing

    $37,400 new × 50% good × 2.45 allocation

    $45,700

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.45 allocation

    $6,100
Building, 39-year$644,900

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

    $361,500 new × 55% good × 2.45 allocation

    $486,200

  • Building plumbing & fixturesdefault

    $37,500 new × 46% good × 2.45 allocation

    $42,200

  • Building electrical & lightingdefault

    $39,400 new × 46% good × 2.45 allocation

    $44,300

  • HVACdefault

    $37,500 new × 40% good × 2.45 allocation

    $36,600

  • Hardwood & tile floorsdefault

    $16,000 new × 40% good × 2.45 allocation

    $15,700

  • Fireplaces (2)listing

    $5,300 new × 40% good × 2.45 allocation

    $5,100

  • Septic systemlisting

    $12,000 new × 50% good × 2.45 allocation

    $14,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.