705 Rondayview Ln
Sevierville, TN 37876
$624,999
4 bd · 2 ba · 1,960 sqft · Listed 1d ago
View on Realtor.com →Year built
2019
Sqft
1,960
Lot sqft
31,799
HOA / mo
None
Furnished
No
List date
2026-10-30T14:19:00.000000Z
Revenue
Annual revenue
$74,909
ADR
$347
Occupancy
59%
Cleaning fees (12 mo)
$15,156
Confidence
High (88.95), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $73,272
Firefly Bluff
Cabin · 4 bd · 2 ba · sleeps 10 · 203 ft
Revenue $71,150ADR $416Occ ≈ 47%4.7★ (25)
Mountain View Chalet Pool Table Theater Room Internet Hot Tub-Convenient toPrkwy
Chalet · 4 bd · 3 ba · sleeps 11 · 0.1 mi
Revenue $73,272ADR $312Occ ≈ 64%4.2★ (15)
Views | Hottub | 7 beds | Kids room | PS5
House · 4 bd · 3 ba · sleeps 12 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $71,091ADR $396Occ ≈ 49%5★ (90)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Firefly Bluff Cabin | 4 bd · 2 ba · sleeps 10 | $71,150 | $416 | 47% | 4.7★ (25) | 203 ft | Airbnb |
Secluded Mt Views Hot Tub Pool Table Screened Deck Cabin
| 4 bd · 3 ba · sleeps 10 | $77,381 | $306 | 69% | 4.8★ (165) | 463 ft | AirbnbVrboBooking |
Mountain View Chalet Pool Table Theater Room Internet Hot Tub-Convenient toPrkwy Chalet | 4 bd · 3 ba · sleeps 11 | $73,272 | $312 | 64% | 4.2★ (15) | 0.1 mi | Booking |
Hot Tub• Theater• Pool Table• EZ Roads• 5 stars! Cabin
| 4 bd · 3 ba · sleeps 10 | $91,487 | $415 | 60% | 5★ (104) | 0.2 mi | AirbnbVrboBooking |
Views | Hottub | 7 beds | Kids room | PS5 House
| 4 bd · 3 ba · sleeps 12 | $71,091 | $396 | 49% | 5★ (90) | 0.7 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
Est. revenue
$74,909
NOI
$43,688
Cash flow /mo
$3,641
Cash needed
$678,999
Cash-on-cash (all cash)
6.4%
ROE (yr 1)
9.2%
Cap rate
7.0%
DSCR
—
Year-1 write-off
$147,188
Year-1 tax shield @ 32%
$47,100
Year-1 return on equity
- Cash flow (annual)$43,688
- Principal paydown (n/a, cash)$0
- Appreciation at%$18,750
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)$14,982
- Platform fees (3% of revenue)$2,247
- Maintenance / capex (5% of revenue)$3,745
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,296
- Insurance (STR-rated)$3,750
Cash needed to close
- Purchase price (all cash)$624,999
- Closing costs (4.0%)$25,000
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,100
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
$585,000
Short-life (5/15-yr)
$118,000 · 20%
Year-1 deduction
$147,000
Year-1 tax shield @ 32%
$47,000
Land 6% (county tax record, market value split) · building $467,000 over 39 years · new furniture $29,000
Based on: 1,960 sq ft, built 2019, 4 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $90,000 in year 1 (10% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,300
Kitchen cabinetsdefault
$10,100 new × 72% good × 1.83 allocation
- $10,900
Kitchen countertopsdefault
$8,300 new × 72% good × 1.83 allocation
- $4,500
Decorative trimdefault
$3,400 new × 72% good × 1.83 allocation
- $200
Mirrorsdefault
$300 new × 42% good × 1.83 allocation
- $2,000
Shelvingdefault
$1,500 new × 72% good × 1.83 allocation
- $3,700
Window coverings (20)default
$5,000 new × 40% good × 1.83 allocation
- $4,800
Carpet, vinyl & laminate (50% of floors)listing
$6,300 new × 42% good × 1.83 allocation
- $12,400
Kitchen & laundry equipment plumbingdefault
$7,900 new × 86% good × 1.83 allocation
- $7,500
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 86% good × 1.83 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 42% good × 1.83 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $12,100
Paving: driveway & walks (paved)default
$9,200 new × 72% good × 1.83 allocation
- $11,600
Landscaping (typical)default
$8,800 new × 72% good × 1.83 allocation
- $2,600
Patiosdefault
$1,900 new × 72% good × 1.83 allocation
- $26,200
Decks & porches (attached)listing
$22,100 new × 65% good × 1.83 allocation
- $343,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$212,400 new × 88% good × 1.83 allocation
- $34,700
Building plumbing & fixturesdefault
$22,100 new × 86% good × 1.83 allocation
- $34,800
Building electrical & lightingdefault
$22,100 new × 86% good × 1.83 allocation
- $26,300
HVACdefault
$22,100 new × 65% good × 1.83 allocation
- $8,300
Hardwood & tile floorsdefault
$6,300 new × 72% good × 1.83 allocation
- $3,500
Fireplacelisting
$2,600 new × 72% good × 1.83 allocation
- $15,800
Septic systemlisting
$12,000 new × 72% good × 1.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $94,100 | $52,500 | $500 | $147,200 |
| 2 | $0 | $0 | $12,000 | $12,000 |
| 3 | $0 | $0 | $12,000 | $12,000 |
| 4 | $0 | $0 | $12,000 | $12,000 |
| 5 | $0 | $0 | $12,000 | $12,000 |
| 6+ | $0 | $0 | $418,600 | $418,600 |
| Total | $94,100 | $52,500 | $467,000 | $613,700 |
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.