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1032 Powder Springs Rd

1032 Powder Springs Rd

Sevierville, TN 37876

$425,000

3 bd · 2.5 ba · 2,324 sqft · Listed 3d ago

View on Realtor.com →
Low confidence

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)

$20,475$22,507$31,163

  • Douglas Meets Dolly: Free tickets & Hot tub

    House · 3 bd · 3 ba · sleeps 12 · 0.5 mi

    Revenue $1,408ADR $704Occ ≈ 1%—

    AirbnbBooking

  • Remote getaway- close to everything for 6-8!

    House · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $22,507ADR $317Occ ≈ 19%5★ (8)

    AirbnbVrboBooking

  • Smoky Mountains Log Cabin w/ Cozy Hot Tub

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $31,163ADR $207Occ ≈ 41%4.8★ (125)

    AirbnbVrbo

  • 3BR Farmhouse for 7, Near Pigeon Forge & Dollywood

    House · 3 bd · 2 ba · sleeps 7 · 0.6 mi

    Revenue $36,950ADR $222Occ ≈ 46%4.4★ (16)

    AirbnbVrboBooking

  • 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)

    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

Est. revenue

$28,615

NOI

$12,877

Cash flow /mo

$1,073

Cash needed

$461,500

Cash-on-cash (all cash)

2.8%

ROE (yr 1)

5.6%

Cap rate

3.0%

DSCR

—

Year-1 write-off

$91,683

Year-1 tax shield @ 32%

$29,339

Year-1 return on equity

  • Cash flow (annual)$12,877
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,750
ROE5.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)11.9%
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

  • Purchase price (all cash)$425,000
  • 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.

5-year property$54,100

  • Kitchen cabinetsdefault

    $10,900 new × 40% good × 1.48 allocation

    $6,500

  • Kitchen countertopsdefault

    $8,900 new × 40% good × 1.48 allocation

    $5,300

  • Decorative trimdefault

    $4,100 new × 40% good × 1.48 allocation

    $2,400

  • Mirrorsdefault

    $300 new × 40% good × 1.48 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.48 allocation

    $700

  • Window coverings (23)default

    $5,800 new × 40% good × 1.48 allocation

    $3,400

  • Kitchen & laundry equipment plumbingdefault

    $8,500 new × 56% good × 1.48 allocation

    $7,000

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 56% good × 1.48 allocation

    $4,300

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

    $8,100 new × 40% good × 1.48 allocation

    $4,800

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$36,600

  • Paving: driveway & walks (paved)default

    $10,000 new × 50% good × 1.48 allocation

    $7,400

  • Landscaping (minimal)listing

    $4,800 new × 50% good × 1.48 allocation

    $3,600

  • Patiosdefault

    $2,300 new × 50% good × 1.48 allocation

    $1,700

  • Decks & porches (attached)listing

    $26,100 new × 50% good × 1.48 allocation

    $19,400

  • Fencinglisting

    $6,000 new × 50% good × 1.48 allocation

    $4,500
Building, 39-year$316,300

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

    $252,400 new × 63% good × 1.48 allocation

    $237,400

  • Building plumbing & fixturesdefault

    $26,200 new × 56% good × 1.48 allocation

    $21,800

  • Building electrical & lightingdefault

    $26,700 new × 56% good × 1.48 allocation

    $22,200

  • HVACdefault

    $26,200 new × 40% good × 1.48 allocation

    $15,600

  • Hardwood & tile floorsdefault

    $15,000 new × 40% good × 1.48 allocation

    $8,900

  • Fireplacelisting

    $2,600 new × 40% good × 1.48 allocation

    $1,600

  • Septic systemlisting

    $12,000 new × 50% good × 1.48 allocation

    $8,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.