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947 Lacy Ct Units 947 & 949

947 Lacy Ct Units 947 & 949

Sevierville, TN 37876

$700,000

4 bd · 3.5 ba · 1,880 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2026

Sqft

1,880

Lot sqft

—

HOA / mo

None

Furnished

No

List date

2026-10-10T15:30:50.000000Z

Revenue

Annual revenue

$47,971

ADR

$208

Occupancy

63%

Cleaning fees (12 mo)

$10,029

Confidence

Low (23.91), 7 comps

Comp revenue range (p25 / median / p75)

$22,286$53,287$68,587

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

Median revenue of shown comps: $53,287

  • Modern 3BD | Close to Town | Game Room | Hot Tub

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 223 ft

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

    Revenue $6,542ADR $233Occ ≈ 8%4.7★ (3)

    AirbnbVrboBooking

  • Peach Tree Haven | Deck | Bonfire | Ideal Location

    House · 4 bd · 2.5 ba · sleeps 8 · 459 ft

    Revenue $53,287ADR $371Occ ≈ 39%4.8★ (6)

    AirbnbBooking

  • The "Bird's Nest" and Trees

    House · 4 bd · 2.5 ba · sleeps 12 · 472 ft

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $19,519ADR $436Occ ≈ 12%4.7★ (65)

    Vrbo

  • Modern 3BD Home Near TOWN! Hot Tub + Games + VIEWS

    House · 3 bd · 2.5 ba · sleeps 10 · 472 ft

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

    Revenue $25,053ADR $237Occ ≈ 29%4.7★ (22)

    AirbnbVrbo

  • Bearfootin at the Cottage Sleeps 12() 4Br 4Bath

    House · 4 bd · 4 ba · sleeps 12 · 0.2 mi

    Revenue $68,554ADR $284Occ ≈ 66%4.9★ (68)

    AirbnbBooking

  • Cabin w/ Hot Tub · Mtn Views · Pool Table · Pets

    House · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $68,620ADR $358Occ ≈ 53%5★ (37)

    AirbnbVrbo

  • New Cabin · Hot Tub · 1-Step Entry · Views & Pets

    House · 3 bd · 3.5 ba · sleeps 8 · 0.6 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $122,802ADR $375Occ ≈ 90%5★ (78)

    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

Est. revenue

$47,971

NOI

$25,585

Cash flow /mo

$2,132

Cash needed

$751,000

Cash-on-cash (all cash)

3.4%

ROE (yr 1)

6.2%

Cap rate

3.7%

DSCR

—

Year-1 write-off

$184,278

Year-1 tax shield @ 32%

$58,969

Year-1 return on equity

  • Cash flow (annual)$25,585
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$21,000
ROE6.2%

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)$9,594
  • Platform fees (3% of revenue)$1,439
  • Maintenance / capex (5% of revenue)$2,399
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$554
  • Insurance (STR-rated)$4,200

Cash needed to close

  • Purchase price (all cash)$700,000
  • Closing costs (4.0%)$28,000
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$58,969

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

$595,000

Short-life (5/15-yr)

$161,000 · 27%

Year-1 deduction

$184,000

Year-1 tax shield @ 32%

$59,000

Land 15% (market default, no usable tax-record split) · building $434,000 over 39 years · new furniture $23,000

Based on: 1,880 sq ft, built 2026, 4 bd / 3.5 ba, unfurnished, listing features (deck, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $112,000 in year 1 (15% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$117,700

  • Kitchen cabinetsdefault

    $9,900 new × 100% good × 1.63 allocation

    $16,100

  • Kitchen countertopsdefault

    $8,100 new × 100% good × 1.63 allocation

    $13,200

  • Decorative trimdefault

    $3,300 new × 100% good × 1.63 allocation

    $5,400

  • Mirrorsdefault

    $500 new × 100% good × 1.63 allocation

    $700

  • Shelvingdefault

    $1,500 new × 100% good × 1.63 allocation

    $2,400

  • Window coverings (19)default

    $4,800 new × 100% good × 1.63 allocation

    $7,700

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

    $12,100 new × 100% good × 1.63 allocation

    $19,700

  • Kitchen & laundry equipment plumbingdefault

    $7,700 new × 100% good × 1.63 allocation

    $12,600

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 100% good × 1.63 allocation

    $7,600

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

    $5,700 new × 100% good × 1.63 allocation

    $9,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$66,100

  • Paving: driveway & walks (paved)default

    $9,000 new × 100% good × 1.63 allocation

    $14,600

  • Landscaping (typical)default

    $8,600 new × 100% good × 1.63 allocation

    $14,100

  • Patiosdefault

    $1,900 new × 100% good × 1.63 allocation

    $3,000

  • Decks & porches (attached)listing

    $21,200 new × 100% good × 1.63 allocation

    $34,400
Building, 39-year$434,200

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

    $203,500 new × 100% good × 1.63 allocation

    $331,000

  • Building plumbing & fixturesdefault

    $21,200 new × 100% good × 1.63 allocation

    $34,400

  • Building electrical & lightingdefault

    $21,100 new × 100% good × 1.63 allocation

    $34,300

  • HVACdefault

    $21,200 new × 100% good × 1.63 allocation

    $34,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$117,700$66,100$500$184,300
2$0$0$11,100$11,100
3$0$0$11,100$11,100
4$0$0$11,100$11,100
5$0$0$11,100$11,100
6+$0$0$389,200$389,200
Total$117,700$66,100$434,200$618,000

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: 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.