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

4021 Camp Hollow Rd

4021 Camp Hollow Rd

Sevierville, TN 37876

$600,000

3 bd · 3 ba · 2,520 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %Negative cash flow

Year built

1991

Sqft

2,520

Lot sqft

673,002

HOA / mo

$0

Furnished

No

List date

2026-10-16T18:21:08.000000Z

Revenue

Annual revenue

$31,933

ADR

$195

Occupancy

45%

Cleaning fees (12 mo)

$6,943

Confidence

Med (60.59), 6 comps

Comp revenue range (p25 / median / p75)

$24,874$30,018$35,177

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $30,018

  • Cabin w/ Private Pond • Quiet Smokies Retreat

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi

    Revenue $32,877ADR $200Occ ≈ 45%5★ (29)

    AirbnbVrbo

  • Smoky Mountain 3BR Cabin Firepit Grill Sleeps 10

    Cabin · 3 bd · 2 ba · sleeps 10 · 0.4 mi

    Revenue $35,944ADR $173Occ ≈ 57%4.3★ (83)

    AirbnbVrboBooking

  • Bear Pause

    Chalet · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $27,158ADR $184Occ ≈ 40%5★ (1)

    Booking

  • Bear Pause

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $18,040ADR $228Occ ≈ 22%4.5★ (22)

    Airbnb

  • PrivateTwo Bedroom Log Cabin near Pigeon Forge

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.4 mi

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

    Revenue $24,113ADR $173Occ ≈ 38%4.7★ (65)

    AirbnbVrboBooking

  • Away From It All | Theater Room + Arcade + Hot Tub

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $54,427ADR $222Occ ≈ 67%4.8★ (97)

    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

Financing
Management
Term

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

Est. revenue

$31,933

NOI

$14,605

Cash flow /mo

-$2,132

Cash needed

$193,500

Cash-on-cash

-13.2%

ROE (yr 1)

-2.0%

Cap rate

2.4%

DSCR

0.36

Year-1 write-off

$127,766

Year-1 tax shield @ 32%

$40,885

Year-1 return on equity

  • Cash flow (annual)-$25,585
  • Principal paydown$3,649
  • Appreciation at%$18,000
ROE-2.0%

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)$6,387
  • Platform fees (3% of revenue)$958
  • Maintenance / capex (5% of revenue)$1,597
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$587
  • Insurance (STR-rated)$3,600

Cash needed to close

  • Down payment (25%)$150,000
  • Closing costs (4.0%)$24,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,885

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

$510,000

Short-life (5/15-yr)

$108,000 · 21%

Year-1 deduction

$128,000

Year-1 tax shield @ 32%

$41,000

Land 15% (market default, no usable tax-record split) · building $402,000 over 39 years · new furniture $20,000

Based on: 2,520 sq ft, built 1991, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $66,000 in year 1 (9% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$78,500

  • Kitchen cabinetsdefault

    $11,300 new × 40% good × 2.51 allocation

    $11,400

  • Kitchen countertopsdefault

    $9,300 new × 40% good × 2.51 allocation

    $9,300

  • Decorative trimdefault

    $4,400 new × 40% good × 2.51 allocation

    $4,400

  • Mirrorsdefault

    $500 new × 40% good × 2.51 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.51 allocation

    $1,200

  • Window coverings (25)default

    $6,300 new × 40% good × 2.51 allocation

    $6,300

  • Carpet, vinyl & laminate (25% of floors)listing

    $4,100 new × 40% good × 2.51 allocation

    $4,100

  • Kitchen & laundry equipment plumbingdefault

    $8,800 new × 40% good × 2.51 allocation

    $8,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 40% good × 2.51 allocation

    $5,300

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.51 allocation

    $7,700

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$48,900

  • Paving: driveway & walks (gravel)listing

    $3,100 new × 50% good × 2.51 allocation

    $3,900

  • Landscaping (minimal)listing

    $5,000 new × 50% good × 2.51 allocation

    $6,300

  • Patiosdefault

    $2,500 new × 50% good × 2.51 allocation

    $3,100

  • Decks & porches (attached)listing

    $28,400 new × 50% good × 2.51 allocation

    $35,500
Building, 39-year$402,200

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

    $273,700 new × 42% good × 2.51 allocation

    $286,000

  • Building plumbing & fixturesdefault

    $28,400 new × 40% good × 2.51 allocation

    $28,500

  • Building electrical & lightingdefault

    $29,200 new × 40% good × 2.51 allocation

    $29,300

  • HVACdefault

    $28,400 new × 40% good × 2.51 allocation

    $28,500

  • Hardwood & tile floorsdefault

    $12,200 new × 40% good × 2.51 allocation

    $12,200

  • Fireplacelisting

    $2,600 new × 40% good × 2.51 allocation

    $2,600

  • Septic systemlisting

    $12,000 new × 50% good × 2.51 allocation

    $15,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$78,500$48,900$400$127,800
2$0$0$10,300$10,300
3$0$0$10,300$10,300
4$0$0$10,300$10,300
5$0$0$10,300$10,300
6+$0$0$360,500$360,500
Total$78,500$48,900$402,200$529,500

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.