1032 Powder Springs Rd
Sevierville, TN 37876
$425,000
3 bd · 2.5 ba · 2,324 sqft · Listed 3d ago
View on Realtor.com →Year built
2004
Sqft
2,324
Lot sqft
53,579
HOA / mo
$0
Furnished
No
List date
2026-09-24T03:58:10.000000Z
Revenue
Annual revenue
$28,615
ADR
$201
Occupancy
39%
Cleaning fees (12 mo)
$6,207
Confidence
Low (39.84), 5 comps
Comp revenue range (p25 / median / p75)
Cedar Creek Hideaway RV (HOT TUB & Outdoor TV)
Camper/RV · 3 bd · 1.5 ba · sleeps 8 · 0.7 mi
Revenue $20,475ADR $170Occ ≈ 33%5★ (36)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Douglas Meets Dolly: Free tickets & Hot tub House | 3 bd · 3 ba · sleeps 12 | $1,408 | $704 | 1% | — | 0.5 mi | AirbnbBooking |
Remote getaway- close to everything for 6-8! House | 3 bd · 2 ba · sleeps 8 | $22,507 | $317 | 19% | 5★ (8) | 0.6 mi | AirbnbVrboBooking |
Smoky Mountains Log Cabin w/ Cozy Hot Tub Cabin | 3 bd · 2 ba · sleeps 8 | $31,163 | $207 | 41% | 4.8★ (125) | 0.6 mi | AirbnbVrbo |
3BR Farmhouse for 7, Near Pigeon Forge & Dollywood House | 3 bd · 2 ba · sleeps 7 | $36,950 | $222 | 46% | 4.4★ (16) | 0.6 mi | AirbnbVrboBooking |
Cedar Creek Hideaway RV (HOT TUB & Outdoor TV) Camper/RV | 3 bd · 1.5 ba · sleeps 8 | $20,475 | $170 | 33% | 5★ (36) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$28,615
NOI
$12,877
Cash flow /mo
-$1,217
Cash needed
$142,750
Cash-on-cash
-10.2%
ROE (yr 1)
0.6%
Cap rate
3.0%
DSCR
0.47
Year-1 write-off
$91,683
Year-1 tax shield @ 32%
$29,339
Year-1 return on equity
- Cash flow (annual)-$14,605
- Principal paydown$2,781
- Appreciation at%$12,750
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,723
- Platform fees (3% of revenue)$858
- Maintenance / capex (5% of revenue)$1,431
- Utilities & supplies$4,200
- HOA$0
- Property tax$976
- Insurance (STR-rated)$2,550
Cash needed to close
- Down payment (25%)$106,250
- Closing costs (4.0%)$17,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,339
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
$387,000
Short-life (5/15-yr)
$71,000 · 18%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$29,000
Land 9% (county tax record, market value split) · building $316,000 over 39 years · new furniture $20,000
Based on: 2,324 sq ft, built 2004, 3 bd / 2.5 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, septic, wooded lot).
IRS-guide safe-harbor floor: $57,000 in year 1 (9% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,500
Kitchen cabinetsdefault
$10,900 new × 40% good × 1.48 allocation
- $5,300
Kitchen countertopsdefault
$8,900 new × 40% good × 1.48 allocation
- $2,400
Decorative trimdefault
$4,100 new × 40% good × 1.48 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.48 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.48 allocation
- $3,400
Window coverings (23)default
$5,800 new × 40% good × 1.48 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$8,500 new × 56% good × 1.48 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 56% good × 1.48 allocation
- $4,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.48 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,400
Paving: driveway & walks (paved)default
$10,000 new × 50% good × 1.48 allocation
- $3,600
Landscaping (minimal)listing
$4,800 new × 50% good × 1.48 allocation
- $1,700
Patiosdefault
$2,300 new × 50% good × 1.48 allocation
- $19,400
Decks & porches (attached)listing
$26,100 new × 50% good × 1.48 allocation
- $4,500
Fencinglisting
$6,000 new × 50% good × 1.48 allocation
- $237,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$252,400 new × 63% good × 1.48 allocation
- $21,800
Building plumbing & fixturesdefault
$26,200 new × 56% good × 1.48 allocation
- $22,200
Building electrical & lightingdefault
$26,700 new × 56% good × 1.48 allocation
- $15,600
HVACdefault
$26,200 new × 40% good × 1.48 allocation
- $8,900
Hardwood & tile floorsdefault
$15,000 new × 40% good × 1.48 allocation
- $1,600
Fireplacelisting
$2,600 new × 40% good × 1.48 allocation
- $8,900
Septic systemlisting
$12,000 new × 50% good × 1.48 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,100 | $36,600 | $1,000 | $91,700 |
| 2 | $0 | $0 | $8,100 | $8,100 |
| 3 | $0 | $0 | $8,100 | $8,100 |
| 4 | $0 | $0 | $8,100 | $8,100 |
| 5 | $0 | $0 | $8,100 | $8,100 |
| 6+ | $0 | $0 | $282,900 | $282,900 |
| Total | $54,100 | $36,600 | $316,300 | $407,000 |
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: Georgia disallows 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.