1320 Mountain Ash Way
Sevierville, TN 37876
$829,900
4 bd · 3.5 ba · 2,736 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,736
Lot sqft
24,829
HOA / mo
$125
Furnished
No
List date
2026-10-03T17:54:10.000000Z
Revenue
Annual revenue
$63,394
ADR
$390
Occupancy
45%
Cleaning fees (12 mo)
$12,778
Confidence
Med (62.93), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $55,369
5/4 Lux Cabin! Firepit+HugeParking+Hottub+Gamerm!
Cabin · 5 bd · 4 ba · sleeps 12 · 0.4 mi
Revenue $29,814ADR $383Occ ≈ 21%4.9★ (9)
NEW*Mountain Views~HotTub~Arcade~Peaceful Area
House · 4 bd · 3.5 ba · sleeps 12 · 0.6 mi
Revenue $49,141ADR $464Occ ≈ 29%5★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Eagle’s Flight – Hot Tub, Arcade & Firepit Cabin | 4 bd · 3.5 ba · sleeps 12 | $55,369 | $413 | 37% | 4★ (8) | 423 ft | AirbnbVrboBooking |
5/4 Lux Cabin! Firepit+HugeParking+Hottub+Gamerm! Cabin | 5 bd · 4 ba · sleeps 12 | $29,814 | $383 | 21% | 4.9★ (9) | 0.4 mi | Airbnb |
5B/4B Luxe Cabin w/ Hot Tub, Firepit & Game Room Cabin | 5 bd · 4 ba · sleeps 10 | $65,907 | $369 | 49% | 5★ (18) | 0.4 mi | AirbnbVrboBooking |
NEW*Mountain Views~HotTub~Arcade~Peaceful Area House | 4 bd · 3.5 ba · sleeps 12 | $49,141 | $464 | 29% | 5★ (15) | 0.6 mi | Airbnb |
Secluded Mountain Escape: Deck, Hot Tub & Views Cabin | 4 bd · 3 ba · sleeps 12 | $91,373 | $397 | 63% | 4.8★ (163) | 0.6 mi | AirbnbVrboBooking |
Smoky Mtn Cabin w/ Hot Tub, Views & Firepit Cabin | 4 bd · 3 ba · sleeps 12 | $47,489 | $358 | 36% | 5★ (14) | 0.6 mi | AirbnbVrboBooking |
Smoky Vista | Hot Tub & Mountain Views House | 5 bd · 4.5 ba · sleeps 12 | $89,634 | $580 | 42% | 4★ (4) | 0.7 mi | AirbnbVrboBooking |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$63,394
NOI
$31,791
Cash flow /mo
-$1,931
Cash needed
$263,671
Cash-on-cash
-8.8%
ROE (yr 1)
2.6%
Cap rate
3.8%
DSCR
0.58
Year-1 write-off
$175,840
Year-1 tax shield @ 32%
$56,269
Year-1 return on equity
- Cash flow (annual)-$23,171
- Principal paydown$5,169
- Appreciation at%$24,897
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)$12,679
- Platform fees (3% of revenue)$1,902
- Maintenance / capex (5% of revenue)$3,170
- Utilities & supplies$4,200
- HOA$1,500
- Property tax$3,173
- Insurance (STR-rated)$4,979
Cash needed to close
- Down payment (25%)$207,475
- Closing costs (4.0%)$33,196
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$56,269
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
$705,000
Short-life (5/15-yr)
$152,000 · 22%
Year-1 deduction
$176,000
Year-1 tax shield @ 32%
$56,000
Land 15% (market default, no usable tax-record split) · building $553,000 over 39 years · new furniture $23,000
Based on: 2,736 sq ft, built 2023, 4 bd / 3.5 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (11% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,800
Kitchen cabinetsdefault
$11,800 new × 88% good × 1.43 allocation
- $15,100
Kitchen countertops (stone)listing
$12,100 new × 88% good × 1.43 allocation
- $6,000
Decorative trimdefault
$4,800 new × 88% good × 1.43 allocation
- $500
Mirrorsdefault
$500 new × 75% good × 1.43 allocation
- $1,900
Shelvingdefault
$1,500 new × 88% good × 1.43 allocation
- $6,700
Window coverings (27)default
$6,800 new × 70% good × 1.43 allocation
- $9,400
Carpet, vinyl & laminate (50% of floors)listing
$8,800 new × 75% good × 1.43 allocation
- $12,300
Kitchen & laundry equipment plumbingdefault
$9,200 new × 94% good × 1.43 allocation
- $7,400
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 94% good × 1.43 allocation
- $8,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 75% good × 1.43 allocation
- $9,000
Hot tub (freestanding)listing
$9,000 new × 70% good × 1.43 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,600
Paving: driveway & walks (paved)default
$10,800 new × 88% good × 1.43 allocation
- $6,500
Landscaping (minimal)listing
$5,200 new × 88% good × 1.43 allocation
- $3,400
Patiosdefault
$2,700 new × 88% good × 1.43 allocation
- $37,300
Decks & porches (attached)listing
$30,800 new × 85% good × 1.43 allocation
- $402,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$297,000 new × 95% good × 1.43 allocation
- $41,300
Building plumbing & fixturesdefault
$30,800 new × 94% good × 1.43 allocation
- $42,800
Building electrical & lightingdefault
$32,000 new × 94% good × 1.43 allocation
- $37,400
HVACdefault
$30,800 new × 85% good × 1.43 allocation
- $11,000
Hardwood & tile floorsdefault
$8,800 new × 88% good × 1.43 allocation
- $3,300
Fireplacelisting
$2,600 new × 88% good × 1.43 allocation
- $15,100
Septic systemlisting
$12,000 new × 88% good × 1.43 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $114,400 | $60,800 | $600 | $175,800 |
| 2 | $0 | $0 | $14,200 | $14,200 |
| 3 | $0 | $0 | $14,200 | $14,200 |
| 4 | $0 | $0 | $14,200 | $14,200 |
| 5 | $0 | $0 | $14,200 | $14,200 |
| 6+ | $0 | $0 | $495,800 | $495,800 |
| Total | $114,400 | $60,800 | $553,200 | $728,400 |
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.