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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

214 Tsali Way

214 Tsali Way

Sevierville, TN 37876

$425,000

2 bd · 2 ba · 1,171 sqft · Listed 3d ago

View on Realtor.com →
Negative cash flow

Year built

1997

Sqft

1,171

Lot sqft

7,405

HOA / mo

$22

Furnished

No

List date

2026-10-08T22:07:26.000000Z

Revenue

Annual revenue

$38,080

ADR

$187

Occupancy

56%

Cleaning fees (12 mo)

$6,276

Confidence

Low (49.73), 50 comps

Comp revenue range (p25 / median / p75)

$26,867$40,611$55,362

Median revenue of shown comps: $40,611

  • Above the Trees - Log Cabin - 155 Per Night

    Cabin · 2 bd · 2 ba · sleeps 6 · 3 ft

    Revenue $25,389ADR $180Occ ≈ 39%4.8★ (276)

    Vrbo

  • Cabin Close to Pigeon Forge in Echota Resort !

    Cabin · 2 bd · 1 ba · sleeps 5 · 46 ft

    Revenue $54,211ADR $202Occ ≈ 74%4.8★ (492)

    AirbnbVrboBooking

  • Appalachian Songbird

    Cabin · 2 bd · 2 ba · sleeps 4 · 59 ft

    Revenue $19,513ADR $309Occ ≈ 17%4.8★ (6)

    AirbnbVrboBooking

  • TN Whiskey @Bearadise by Rocking the Rentals

    Cabin · 2 bd · 2 ba · sleeps 5 · 131 ft

    Revenue $38,628ADR $217Occ ≈ 49%5★ (143)

    AirbnbVrbo

  • 2/2 Log Cabin in the Smokies! Close to Dollywood! WIFI, HOT TUB, 2 KING ROOMS

    Cabin · 2 bd · 2 ba · sleeps 6 · 213 ft

    Revenue $38,844ADR $195Occ ≈ 55%4.9★ (284)

    Vrbo

  • Family Tyme #78 - Charming & Clean Log Cabin!

    Cabin · 2 bd · 2 ba · sleeps 4 · 282 ft

    Revenue $39,438ADR $203Occ ≈ 53%4.8★ (232)

    Vrbo

  • Old Glory*Sevierville*Hot Tub*Convenient Location

    Cabin · 2 bd · 2 ba · sleeps 6 · 322 ft

    Revenue $43,575ADR $239Occ ≈ 50%4.8★ (6)

    AirbnbVrbo

  • Bearless Whisper, Under a Mile from Soaky Mountain

    Cabin · 2 bd · 2 ba · sleeps 4 · 338 ft

    Revenue $49,660ADR $200Occ ≈ 68%4.8★ (183)

    AirbnbVrboBooking

  • Sevierville Log Cabin Retreat・Hot Tub・Game Loft

    Cabin · 2 bd · 1 ba · sleeps 4 · 367 ft

    Revenue $26,296ADR $169Occ ≈ 43%4.2★ (26)

    AirbnbVrboBooking

  • Honeymoon Cabin w/ Loft & Hot Tub | Near Dollywood

    Cabin · 2 bd · 2 ba · sleeps 4 · 387 ft

    Revenue $35,562ADR $205Occ ≈ 48%5★ (229)

    Airbnb

Show 40 more

  • Tennessee Treasure

    Cabin · 2 bd · 2 ba · sleeps 4 · 430 ft

    Revenue $17,448ADR $248Occ ≈ 19%5★ (7)

    AirbnbVrboBooking

  • Echota Resort! Minutes from Pigeon Forge!

    Cabin · 2 bd · 2 ba · sleeps 8 · 453 ft

    Revenue $24,529ADR $234Occ ≈ 29%4.6★ (109)

    AirbnbVrbo

  • Close to Sevierville Convention Center, Wilderness Resort, downtown Sevierville!

    Cabin · 2 bd · 2 ba · sleeps 4 · 466 ft

    Revenue $10,839ADR $218Occ ≈ 14%5★ (176)

    Vrbo

  • Smokey Mtn Fall Vacation |Hot Tub | Fireplace

    Cabin · 2 bd · 2 ba · sleeps 5 · 472 ft

    Revenue $38,351ADR $214Occ ≈ 49%4.8★ (222)

    AirbnbVrbo

  • 2 Bedroom in Echota- Close to Pigeon Forge.

    Cabin · 2 bd · 2 ba · sleeps 6 · 512 ft

    Revenue $62,834ADR $249Occ ≈ 69%4.8★ (343)

    AirbnbVrbo

  • NEW! Amber & Oak | Hot Tub | Minutes to Dollywood!

    Cabin · 2 bd · 1 ba · sleeps 4 · 512 ft

    Revenue $1,950ADR $202Occ ≈ 3%5★ (3)

    Airbnb

  • Gnome Alone

    Chalet · 2 bd · 1 ba · sleeps 4 · 522 ft

    Revenue $53,000ADR $245Occ ≈ 59%4.7★ (35)

    Booking

  • Soaky Bear-Pool Cabin-Smoky Mountains

    Cabin · 2 bd · 3 ba · sleeps 8 · 0.1 mi

    Revenue $48,186ADR $318Occ ≈ 42%4.7★ (31)

    AirbnbVrbo

  • Peaceful Woods #25- Charming & Clean Log Cabin!

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.1 mi

    Revenue $47,019ADR $203Occ ≈ 63%4.8★ (205)

    Vrbo

  • Nature's Harmony #10 Cabin – Your Perfect Getaway

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    Revenue $41,185ADR $205Occ ≈ 55%4.8★ (206)

    Vrbo

  • Pigeon Forge Convention Center-1 Mile-HotTub-Pets

    Cabin · 2 bd · 2 ba · sleeps 7 · 0.1 mi

    Revenue $24,748ADR $235Occ ≈ 29%4.8★ (92)

    AirbnbVrbo

  • Cozy Cabin W Wooded View, Sleeps 6・Near Downtown

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $46,864ADR $231Occ ≈ 56%4.7★ (27)

    AirbnbVrboBooking

  • Modern Cabin+2 King Suites+HotTub+Outdoor Swingbed

    House · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    Revenue $51,087ADR $236Occ ≈ 59%4.8★ (85)

    AirbnbVrbo

  • American Gem

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    Revenue $19,780ADR $279Occ ≈ 19%4.2★ (4)

    AirbnbVrboBooking

  • TENNESSEE CABIN! CONVENIENT LOCATION! COZY & COMFORTABLE! BOOK TODAY!

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.1 mi

    Revenue $9,003ADR $195Occ ≈ 13%5★ (150)

    Vrbo

  • Chocolate Moose*Sevierville*Great Value*Hot

    Cabin · 2 bd · 1 ba · sleeps 6 · 0.1 mi

    Revenue $56,413ADR $0Occ ≈ —4.5★ (2)

    AirbnbVrbo

  • Cutest, comfiest log cabin with great screened in

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $35,193ADR $263Occ ≈ 37%4.5★ (20)

    AirbnbVrbo

  • Wooded 2BR | Fireplace | Free Attraction Tickets

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $25,097ADR $266Occ ≈ 26%4.2★ (191)

    AirbnbVrboBooking

  • Home Sweet Home

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $64,013ADR $262Occ ≈ 67%4.8★ (9)

    AirbnbVrbo

  • Serene Cozy Cabin w/ Hot Tub & Games

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $34,902ADR $258Occ ≈ 37%4.4★ (16)

    AirbnbVrbo

  • Serene Cozy Cabin w/ Hot Tub & Games

    Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $40,036ADR $249Occ ≈ 44%4.6★ (0)

    Vrbo

  • Smoky Time Out by Venture Smoky Mountains

    Vacation home · 2 bd · 2 ba · sleeps 4 · 0.2 mi

    Revenue $53,058ADR $246Occ ≈ 59%4.5★ (1)

    Booking

  • Moonshine Mountain

    Cabin · 2 bd · 1.5 ba · sleeps 6 · 0.3 mi

    Revenue $37,556ADR $209Occ ≈ 49%4.8★ (16)

    AirbnbVrbo

  • Wow! So Much to Do! 2 BR Condo Sleeps Up to 8!

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $33,940ADR $579Occ ≈ 16%—

    AirbnbVrbo

  • Wilderness Resort Wyndham Unit 2BR

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $106,853ADR $327Occ ≈ 90%4.8★ (19)

    AirbnbVrbo

  • 2 Bedroom @ Great Smokies Lodge- TN

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $28,578ADR $414Occ ≈ 19%4.7★ (3)

    Airbnb

  • *Beautiful Resort in Great Smokies Lodge 2BD Delux

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $55,746ADR $322Occ ≈ 47%—

    AirbnbVrbo

  • Great Smokies Lodge 2 Bedroom

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $6,578ADR $215Occ ≈ 8%5★ (4)

    Airbnb

  • Great Smokies Lodge - 2BR/2BA - Waterpark Passes!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $75,418ADR $338Occ ≈ 61%—

    AirbnbVrbo

  • Great Smokies Lodge in a 2 Bedroom

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $53,540ADR $342Occ ≈ 43%4.8★ (11)

    Airbnb

  • 2 Br Deluxe - Wyndham Great Smokies Lodge

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $14,245ADR $236Occ ≈ 17%5★ (1)

    Airbnb

  • Great Smokies Lodge Resort. 2 Bedroom Condo. TN

    Condominium (condo) · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $37,725ADR $550Occ ≈ 19%—

    AirbnbVrbo

  • 2br Deluxe Unit In Mountains with Waterpark!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $70,558ADR $243Occ ≈ 80%5★ (6)

    AirbnbVrbo

  • 2br Presidential Unit Luxury Golf View & Waterpark

    Apartment · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $89,972ADR $332Occ ≈ 74%—

    AirbnbVrbo

  • 2br Deluxe Golf View- A True Golfer's Dream

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $72,361ADR $244Occ ≈ 81%5★

    Vrbo

  • 2br Deluxe Unit In Mountains with Waterpark!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $63,519ADR $238Occ ≈ 73%—

    Vrbo

  • Wyndham at Wilderness Lodge 2BR Water Park(s) included

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $76,888ADR $371Occ ≈ 57%5★ (44)

    Vrbo

  • 2br Deluxe Pool View + Water Park Fun for Families

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $66,016ADR $309Occ ≈ 59%5★ (0)

    Vrbo

  • 2br Deluxe Golf View- A True Golfer's Dream

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $73,558ADR $247Occ ≈ 82%—

    Vrbo

  • 2br Deluxe Unit In Mountains with Waterpark!

    Condominium (condo) · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $51,503ADR $211Occ ≈ 67%5★

    Vrbo

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
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$38,080

NOI

$18,741

Cash flow /mo

-$811

Cash needed

$139,250

Cash-on-cash

-7.0%

ROE (yr 1)

4.0%

Cap rate

4.4%

DSCR

0.66

Year-1 write-off

$96,694

Year-1 tax shield @ 32%

$30,942

Year-1 return on equity

  • Cash flow (annual)-$9,727
  • Principal paydown$2,584
  • Appreciation at%$12,750
ROE4.0%

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)$7,616
  • Platform fees (3% of revenue)$1,142
  • Maintenance / capex (5% of revenue)$1,904
  • Utilities & supplies$4,200
  • HOA$264
  • Property tax$1,663
  • Insurance (STR-rated)$2,550

Cash needed to close

  • Down payment (25%)$106,250
  • Closing costs (4.0%)$17,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$30,942

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

$386,000

Short-life (5/15-yr)

$80,000 · 21%

Year-1 deduction

$97,000

Year-1 tax shield @ 32%

$31,000

Land 9% (county tax record, market value split) · building $306,000 over 39 years · new furniture $16,000

Based on: 1,171 sq ft, built 1997, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $68,000 in year 1 (13% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$73,400

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 3.58 allocation

    $12,000

  • Kitchen countertopsdefault

    $6,800 new × 40% good × 3.58 allocation

    $9,800

  • Decorative trimdefault

    $2,000 new × 40% good × 3.58 allocation

    $2,900

  • Mirrorsdefault

    $300 new × 40% good × 3.58 allocation

    $400

  • Shelvingdefault

    $900 new × 40% good × 3.58 allocation

    $1,300

  • Window coverings (12)default

    $3,000 new × 40% good × 3.58 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 42% good × 3.58 allocation

    $9,800

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 42% good × 3.58 allocation

    $5,900

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

    $7,700 new × 40% good × 3.58 allocation

    $11,000

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$22,900

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 3.58 allocation

    $12,700

  • Landscaping (minimal)listing

    $3,400 new × 50% good × 3.58 allocation

    $6,100

  • Patiosdefault

    $1,200 new × 50% good × 3.58 allocation

    $2,100

  • Decks & porches (attached)default

    $1,200 new × 50% good × 3.58 allocation

    $2,100
Building, 39-year$305,700

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

    $126,700 new × 52% good × 3.58 allocation

    $234,300

  • Building plumbing & fixturesdefault

    $13,100 new × 42% good × 3.58 allocation

    $19,700

  • Building electrical & lightingdefault

    $12,100 new × 42% good × 3.58 allocation

    $18,200

  • HVACdefault

    $13,200 new × 40% good × 3.58 allocation

    $18,900

  • Hardwood & tile floorsdefault

    $7,500 new × 40% good × 3.58 allocation

    $10,800

  • Fireplacelisting

    $2,600 new × 40% good × 3.58 allocation

    $3,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$73,400$22,900$300$96,700
2$0$0$7,800$7,800
3$0$0$7,800$7,800
4$0$0$7,800$7,800
5$0$0$7,800$7,800
6+$0$0$274,000$274,000
Total$73,400$22,900$305,700$402,000

The building's share of the price ($386,000) is 3.6x our depreciated replacement cost of the home ($108,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.

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.