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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

2610 Onyx Ct

2610 Onyx Ct

Sevierville, TN 37876

$299,000

3 bd · 2 ba · 1,200 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2026

Sqft

1,200

Lot sqft

6,098

HOA / mo

None

Furnished

No

List date

2026-10-16T14:50:32.000000Z

Revenue

Annual revenue

$42,823

ADR

$246

Occupancy

48%

Cleaning fees (12 mo)

$8,602

Confidence

Low (35.64), 12 comps

Comp revenue range (p25 / median / p75)

$24,184$51,479$61,498

Median revenue of shown comps: $50,862

  • Modern Smoky Mountain Escape

    Cabin · 3 bd · 3 ba · sleeps 8 · 164 ft

    Revenue $3,276ADR $546Occ ≈ 2%—

    Delisted

  • Smoky Rooftop Retreat

    Cabin · 3 bd · 3 ba · sleeps 8 · 164 ft

    Revenue $4,680ADR $478Occ ≈ 3%4★ (1)

    Delisted

  • Summit Brownstone Retreat

    Cabin · 3 bd · 3 ba · sleeps 8 · 177 ft

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

    Revenue $9,569ADR $365Occ ≈ 7%5★ (3)

    AirbnbVrbo

  • Firepit|HotTub|Smoky Mtns|Sevierville|Pigeon Forge

    House · 3 bd · 2 ba · sleeps 10 · 0.2 mi

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

    Revenue $54,852ADR $272Occ ≈ 55%5★ (116)

    AirbnbVrbo

  • Cabin/Prime location/HotTub/Pet-friendly/Game room

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $56,619ADR $203Occ ≈ 76%4.9★ (214)

    AirbnbVrbo

  • Sevierville Home: Lookout Deck, 10 Mi to Dollywood

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $51,012ADR $180Occ ≈ 78%4.8★ (37)

    AirbnbVrboBooking

  • Private Pet Friendly Home Pigeon Forge, Gatlinburg

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $50,711ADR $173Occ ≈ 80%5★ (131)

    AirbnbVrboBooking

  • New! Indoor Pool, Game Room, Families Welcome!

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

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

    Revenue $29,056ADR $344Occ ≈ 23%5★ (9)

    AirbnbVrbo

  • Cabin T T for Tennessee, Time to Relax

    Chalet · 3 bd · 2 ba · sleeps 9 · 0.7 mi

    Revenue $51,946ADR $249Occ ≈ 57%5★ (1)

    Booking

  • New 3BR Retreat with Indoor Pool & Game Room

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

    Revenue $82,838ADR $362Occ ≈ 63%4.2★ (9)

    AirbnbBooking

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 15) + 0.75% investor premium

Est. revenue

$42,823

NOI

$24,815

Cash flow /mo

$399

Cash needed

$106,210

Cash-on-cash

4.5%

ROE (yr 1)

14.7%

Cap rate

8.3%

DSCR

1.24

Year-1 write-off

$87,778

Year-1 tax shield @ 32%

$28,089

Year-1 return on equity

  • Cash flow (annual)$4,787
  • Principal paydown$1,818
  • Appreciation at%$8,970
ROE14.7%

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)$8,565
  • Platform fees (3% of revenue)$1,285
  • Maintenance / capex (5% of revenue)$2,141
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$24
  • Insurance (STR-rated)$1,794

Cash needed to close

  • Down payment (25%)$74,750
  • Closing costs (4.0%)$11,960
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,089

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$254,000

Short-life (5/15-yr)

$68,000 · 27%

Year-1 deduction

$88,000

Year-1 tax shield @ 32%

$28,000

Land 15% (market default, no usable tax-record split) · building $186,000 over 39 years · new furniture $20,000

Based on: 1,200 sq ft, built 2026, 3 bd / 2 ba, unfurnished, listing features (stone counters, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $64,000 in year 1 (17% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,500

  • Kitchen cabinetsdefault

    $8,400 new × 100% good × 1.10 allocation

    $9,300

  • Kitchen countertops (stone)listing

    $8,600 new × 100% good × 1.10 allocation

    $9,500

  • Decorative trimdefault

    $2,100 new × 100% good × 1.10 allocation

    $2,300

  • Mirrorsdefault

    $300 new × 100% good × 1.10 allocation

    $300

  • Shelvingdefault

    $1,200 new × 100% good × 1.10 allocation

    $1,300

  • Window coverings (12)default

    $3,000 new × 100% good × 1.10 allocation

    $3,300

  • Carpet, vinyl & laminate (100% of floors)listing

    $7,700 new × 100% good × 1.10 allocation

    $8,500

  • Kitchen & laundry equipment plumbingdefault

    $6,600 new × 100% good × 1.10 allocation

    $7,200

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 100% good × 1.10 allocation

    $4,400

  • Appliances (range, microwave, dishwasher)listing

    $3,500 new × 100% good × 1.10 allocation

    $3,900

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$18,100

  • Paving: driveway & walks (paved)default

    $7,200 new × 100% good × 1.10 allocation

    $7,900

  • Landscaping (typical)default

    $6,900 new × 100% good × 1.10 allocation

    $7,600

  • Patiosdefault

    $1,200 new × 100% good × 1.10 allocation

    $1,300

  • Decks & porches (attached)default

    $1,200 new × 100% good × 1.10 allocation

    $1,300
Building, 39-year$186,100

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

    $129,600 new × 100% good × 1.10 allocation

    $142,600

  • Building plumbing & fixturesdefault

    $13,500 new × 100% good × 1.10 allocation

    $14,800

  • Building electrical & lightingdefault

    $12,500 new × 100% good × 1.10 allocation

    $13,700

  • HVACdefault

    $13,500 new × 100% good × 1.10 allocation

    $14,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$69,500$18,100$200$87,800
2$0$0$4,800$4,800
3$0$0$4,800$4,800
4$0$0$4,800$4,800
5$0$0$4,800$4,800
6+$0$0$166,800$166,800
Total$69,500$18,100$186,100$273,700

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.