3012 Cloudburst Dr
Sevierville, TN 37862
$1,075,000
3 bd · 4.5 ba · 3,209 sqft · Listed 2d ago
View on Realtor.com →Year built
2024
Sqft
3,209
Lot sqft
30,492
HOA / mo
None
Furnished
No
List date
2026-09-25T14:51:42Z
Revenue
Annual revenue
$102,406
ADR
$394
Occupancy
71%
Cleaning fees (12 mo)
$16,254
Confidence
Med (58.74), 21 comps
Comp revenue range (p25 / median / p75)
New / 3 King Suites / Sleeps12 / View / 5 mi to PF / Hot tub
3 bd · 4 ba · sleeps 12 · 0.1 mi
Revenue —ADR $422Occ ≈ —4.9★ (7)
—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Psalm 27 05 Relaxing Smoky Mountain Cabin | 3 Bedr | 3 bd · 4 ba · sleeps 12 | — | $447 | — | — | 374 ft | AirbnbVrbo |
Top 1%, Views, 5 Miles to PF, 3 King Suites, Gamer | 3 bd · 3.5 ba · sleeps 12 | — | $447 | — | 5★ (277) | 0.1 mi | AirbnbVrbo |
New / 3 King Suites / Sleeps12 / View / 5 mi to PF / Hot tub | 3 bd · 4 ba · sleeps 12 | — | $422 | — | 4.9★ (7) | 0.1 mi | — |
Blue Heaven, Free Tickets, Indoor Pool. Hot Tub | 3 bd · 4 ba · sleeps 8 | — | $448 | — | 4★ (8) | 0.1 mi | AirbnbVrbo |
*Spacious 3BD Cabin w/ Theater! Hot Tub + VIEWS!* | 3 bd · 4 ba · sleeps 10 | — | $372 | — | 5★ (24) | 0.1 mi | AirbnbVrbo |
Thunder Mountain Splash - Luxury! | 3 bd · 3.5 ba · sleeps 12 | — | $609 | — | 4.8★ (44) | 0.2 mi | AirbnbVrbo |
Modern Large Cabin w. Fire Pit + Game Room! | 3 bd · 3.5 ba · sleeps 12 | — | $494 | — | 4.8★ (6) | 0.3 mi | AirbnbVrbo |
Majestic Mountain Views: Sevierville Escape! | 3 bd · 4 ba · sleeps 8 | — | $338 | — | 5★ (52) | 0.3 mi | AirbnbVrbo |
Lazy Bear Crossing -3 bedrooms with loft! Hot tub! | 3 bd · 5 ba · sleeps 10 | — | $477 | — | 5★ (16) | 0.4 mi | AirbnbVrbo |
Mountain Views, Fire pit, Theater room, Game room | 3 bd · 3.5 ba · sleeps 13 | — | $425 | — | 5★ (115) | 0.4 mi | AirbnbVrbo |
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
Est. revenue
$102,406
NOI
$58,670
Cash flow /mo
$4,889
Cash needed
$1,143,500
Cash-on-cash (all cash)
5.1%
ROE (yr 1)
8.0%
Cap rate
5.5%
DSCR
—
Year-1 write-off
$304,841
Year-1 tax shield @ 32%
$97,549
Year-1 return on equity
- Cash flow (annual)$58,670
- Principal paydown (n/a, cash)$0
- Appreciation at%$32,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$20,481
- Platform fees (3% of revenue)$3,072
- Maintenance / capex (5% of revenue)$5,120
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,412
- Insurance (STR-rated)$6,450
Cash needed to close
- Purchase price (all cash)$1,075,000
- Closing costs (4.0%)$43,000
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$97,549
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
$914,000
Short-life (5/15-yr)
$277,000 · 30%
Year-1 deduction
$305,000
Year-1 tax shield @ 32%
$98,000
Land 15% (market default, no usable tax-record split) · building $636,000 over 39 years · new furniture $26,000
Based on: 3,209 sq ft, built 2024, 3 bd / 4.5 ba, unfurnished, listing features (pool, deck, patio, game room, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
IRS-guide safe-harbor floor: $217,000 in year 1 (21% short-life, $69,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,500
Kitchen cabinetsdefault
$12,800 new × 92% good × 1.40 allocation
- $16,900
Kitchen countertops (stone)listing
$13,100 new × 92% good × 1.40 allocation
- $7,200
Decorative trimdefault
$5,600 new × 92% good × 1.40 allocation
- $700
Mirrorsdefault
$600 new × 83% good × 1.40 allocation
- $1,500
Shelvingdefault
$1,200 new × 92% good × 1.40 allocation
- $9,000
Window coverings (32)default
$8,000 new × 80% good × 1.40 allocation
- $24,100
Carpet, vinyl & laminate (100% of floors)listing
$20,700 new × 83% good × 1.40 allocation
- $13,400
Kitchen & laundry equipment plumbingdefault
$10,000 new × 96% good × 1.40 allocation
- $8,100
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 96% good × 1.40 allocation
- $9,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 83% good × 1.40 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,100
Paving: driveway & walks (paved)default
$11,700 new × 92% good × 1.40 allocation
- $7,300
Landscaping (minimal)listing
$5,600 new × 92% good × 1.40 allocation
- $18,600
Patioslisting
$14,400 new × 92% good × 1.40 allocation
- $45,500
Decks & porches (attached)listing
$36,100 new × 90% good × 1.40 allocation
- $83,800
Pool (in-ground)listing
$65,000 new × 92% good × 1.40 allocation
- $472,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$348,800 new × 97% good × 1.40 allocation
- $48,700
Building plumbing & fixturesdefault
$36,200 new × 96% good × 1.40 allocation
- $51,000
Building electrical & lightingdefault
$37,900 new × 96% good × 1.40 allocation
- $45,600
HVACdefault
$36,200 new × 90% good × 1.40 allocation
- $3,400
Fireplacelisting
$2,600 new × 92% good × 1.40 allocation
- $15,500
Septic systemlisting
$12,000 new × 92% good × 1.40 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $132,500 | $170,300 | $2,000 | $304,800 |
| 2 | $0 | $0 | $16,300 | $16,300 |
| 3 | $0 | $0 | $16,300 | $16,300 |
| 4 | $0 | $0 | $16,300 | $16,300 |
| 5 | $0 | $0 | $16,300 | $16,300 |
| 6+ | $0 | $0 | $569,100 | $569,100 |
| Total | $132,500 | $170,300 | $636,500 | $939,300 |
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.