2569 Cottonwood Dr
Sevierville, TN 37876
$399,999
4 bd · 2 ba · 1,783 sqft · Listed 1d ago
View on Realtor.com →Year built
2019
Sqft
1,783
Lot sqft
18,731
HOA / mo
$20
Furnished
No
List date
2026-10-29T13:47:22.000000Z
Revenue
Annual revenue
$36,219
ADR
$220
Occupancy
45%
Cleaning fees (12 mo)
$8,788
Confidence
Med (65.6), 16 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $33,885
The Great Escape King suite, Kid friendly
Vacation home · 4 bd · 3 ba · sleeps 12 · 1.4 mi
Revenue $36,159ADR $318Occ ≈ 31%4.2★ (4)
Unique cabin with amazing mountain views, pond access, wifi, & close to shopping
Cabin · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $40,181ADR $230Occ ≈ 48%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Sevierville Home w/ Private Hot Tub! House
| 3 bd · 3 ba · sleeps 8 | $37,809 | $221 | 47% | 4.4★ (80) | 0.9 mi | AirbnbVrboBooking |
Private Hot Tub: Serene Family Home in Sevierville House
| 3 bd · 2.5 ba · sleeps 6 | $17,220 | $280 | 17% | 4.7★ (16) | 1.3 mi | AirbnbVrboBooking |
The Great Escape King suite, Kid friendly Vacation home | 4 bd · 3 ba · sleeps 12 | $36,159 | $318 | 31% | 4.2★ (4) | 1.4 mi | Booking |
Hillbilly Highrise Cabin
| 5 bd · 3 ba · sleeps 10 | $31,990 | $407 | 22% | 3.2★ (7) | 1.4 mi | AirbnbVrboBooking |
The Great Escape- 4 bedroom Condo- lots of space House
| 4 bd · 3 ba · sleeps 12 | $29,321 | $272 | 30% | 4.8★ (81) | 1.4 mi | AirbnbVrbo |
Fall SALE! •Pet Friendly •Mtn Views & Firepit! House
| 3 bd · 2.5 ba · sleeps 12 | $53,483 | $236 | 62% | 4.8★ (50) | 1.5 mi | AirbnbVrbo |
Carden Cabin- 4 Bedrooms, 2.5 Bathrooms, Sleeps 10 Cabin
| 4 bd · 2.5 ba · sleeps 10 | $37,596 | $195 | 53% | 5★ (324) | 1.5 mi | AirbnbVrbo |
Woodland Chalet - Hike Trails on 6 Private Acres Cabin | 3 bd · 2 ba · sleeps 6 | $43,039 | $196 | 60% | 3.9★ (66) | 1.6 mi | AirbnbBooking |
Unique Cabin・Mountain View・Hot Tub・Grill・Game Room Cabin
| 3 bd · 2 ba · sleeps 6 | $22,799 | $196 | 32% | 4.2★ (12) | 1.6 mi | AirbnbVrboBooking |
Unique cabin with amazing mountain views, pond access, wifi, & close to shopping Cabin | 3 bd · 2 ba · sleeps 6 | $40,181 | $230 | 48% | — | 1.6 mi | Delisted |
Show 6 more
Valley View Farm House
House · 4 bd · 2.5 ba · sleeps 8 · 1.6 mi
Revenue $27,264ADR $186Occ ≈ 40%5★ (62)
Game Room | Hot tub | Fire pit | Dog friendly
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $8,011ADR $321Occ ≈ 7%5★ (52)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Valley View Farm House House | 4 bd · 2.5 ba · sleeps 8 | $27,264 | $186 | 40% | 5★ (62) | 1.6 mi | Airbnb |
Smoky Mountain Riverfront Barndominium House
| 3 bd · 2.5 ba · sleeps 11 | $31,163 | $302 | 28% | 5★ (17) | 1.9 mi | AirbnbVrboBooking |
Luxury Smoky Mountain cabin, River View, Firepit, House
| 5 bd · 2.5 ba · sleeps 11 | $50,690 | $540 | 26% | 5★ (26) | 1.9 mi | AirbnbVrboBooking |
So Much Fun Your Head Will Spin! House
| 3 bd · 2 ba · sleeps 6 | $35,779 | $215 | 46% | 4.8★ (44) | 1.9 mi | AirbnbVrbo |
New listing!-Entire Home, Dog Friendly, Hot Tub House
| 3 bd · 2 ba · sleeps 6 | $31,332 | $178 | 48% | 4.8★ (25) | 2.1 mi | AirbnbVrbo |
Game Room | Hot tub | Fire pit | Dog friendly House | 3 bd · 2 ba · sleeps 6 | $8,011 | $321 | 7% | 5★ (52) | 2.1 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$36,219
NOI
$18,536
Cash flow /mo
-$655
Cash needed
$139,000
Cash-on-cash
-5.7%
ROE (yr 1)
4.8%
Cap rate
4.6%
DSCR
0.70
Year-1 write-off
$90,481
Year-1 tax shield @ 32%
$28,954
Year-1 return on equity
- Cash flow (annual)-$7,855
- Principal paydown$2,511
- Appreciation at%$12,000
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)$7,244
- Platform fees (3% of revenue)$1,087
- Maintenance / capex (5% of revenue)$1,811
- Utilities & supplies$4,200
- HOA$240
- Property tax$702
- Insurance (STR-rated)$2,400
Cash needed to close
- Down payment (25%)$100,000
- Closing costs (4.0%)$16,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,954
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
$337,000
Short-life (5/15-yr)
$67,000 · 20%
Year-1 deduction
$90,000
Year-1 tax shield @ 32%
$29,000
Land 16% (county tax record, market value split) · building $270,000 over 39 years · new furniture $23,000
Based on: 1,783 sq ft, built 2019, 4 bd / 2 ba, unfurnished, listing features (patio, fence, stone counters, flooring types).
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.
- $8,300
Kitchen cabinetsdefault
$9,700 new × 72% good × 1.19 allocation
- $8,500
Kitchen countertops (stone)listing
$9,900 new × 72% good × 1.19 allocation
- $2,700
Decorative trimdefault
$3,100 new × 72% good × 1.19 allocation
- $100
Mirrorsdefault
$300 new × 42% good × 1.19 allocation
- $1,300
Shelvingdefault
$1,500 new × 72% good × 1.19 allocation
- $2,100
Window coverings (18)default
$4,500 new × 40% good × 1.19 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$7,600 new × 86% good × 1.19 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 86% good × 1.19 allocation
- $4,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 42% good × 1.19 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)default
$8,800 new × 72% good × 1.19 allocation
- $7,200
Landscaping (typical)default
$8,400 new × 72% good × 1.19 allocation
- $6,900
Patioslisting
$8,000 new × 72% good × 1.19 allocation
- $1,400
Decks & porches (attached)default
$1,800 new × 65% good × 1.19 allocation
- $4,600
Fencinglisting
$6,000 new × 65% good × 1.19 allocation
- $203,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$193,000 new × 88% good × 1.19 allocation
- $20,600
Building plumbing & fixturesdefault
$20,100 new × 86% good × 1.19 allocation
- $20,400
Building electrical & lightingdefault
$19,900 new × 86% good × 1.19 allocation
- $15,600
HVACdefault
$20,100 new × 65% good × 1.19 allocation
- $9,800
Hardwood & tile floorsdefault
$11,500 new × 72% good × 1.19 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,600 | $27,600 | $300 | $90,500 |
| 2 | $0 | $0 | $6,900 | $6,900 |
| 3 | $0 | $0 | $6,900 | $6,900 |
| 4 | $0 | $0 | $6,900 | $6,900 |
| 5 | $0 | $0 | $6,900 | $6,900 |
| 6+ | $0 | $0 | $241,600 | $241,600 |
| Total | $62,600 | $27,600 | $269,500 | $359,700 |
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.