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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

1619J E D Trl Unit 5

1619J E D Trl Unit 5

Sevierville, TN 37862

$495,000

2 bd · 2.5 ba · 1,758 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

2005

Sqft

1,758

Lot sqft

436

HOA / mo

$85

Furnished

No

List date

2026-10-02T14:52:07.000000Z

Revenue

Annual revenue

$35,220

ADR

$157

Occupancy

61%

Cleaning fees (12 mo)

$6,929

Confidence

Med (64.79), 9 comps

Comp revenue range (p25 / median / p75)

$27,182$31,560$36,174

Median revenue of shown comps: $31,560

  • Cozy Haven Duplex Unit 2-Smoky Mountains

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

    Revenue $23,378ADR $161Occ ≈ 40%4.8★ (63)

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  • Cozy Haven Duplex Unit 1-Smoky Mountains

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

    Revenue $27,182ADR $159Occ ≈ 47%4.8★ (54)

    AirbnbVrbo

  • Joan's Comfy Cottage

    House · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi

    Revenue $32,745ADR $128Occ ≈ 70%5★ (83)

    AirbnbVrbo

  • Firepit Nights & Arcade Fun in Smoky Escape

    House · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $29,303ADR $215Occ ≈ 37%5★ (6)

    AirbnbVrbo

  • A Dolly Good Time

    House · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $31,560ADR $143Occ ≈ 60%5★ (14)

    AirbnbVrbo

  • A Dolly Good Time

    House · 2 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $13,364ADR $251Occ ≈ 15%5★ (5)

    Airbnb

  • Cozy Forest Hideaway Gem•HotTub•2BR•Private

    Cabin · 2 bd · 2 ba · sleeps 5 · 0.7 mi

    Revenue $37,626ADR $172Occ ≈ 60%4.7★ (41)

    AirbnbBooking

  • Panoramic Mountain Views-2 K Beds, Jacuzzi, Garage

    House · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $54,312ADR $235Occ ≈ 63%5★ (149)

    AirbnbVrbo

  • Red Leaf Lodge Log Cabin Hot Tub & Flat Parking

    Cabin · 2 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $36,174ADR $222Occ ≈ 45%5★ (326)

    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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$35,220

NOI

$15,628

Cash flow /mo

-$1,430

Cash needed

$159,550

Cash-on-cash

-10.8%

ROE (yr 1)

0.5%

Cap rate

3.2%

DSCR

0.48

Year-1 write-off

$113,014

Year-1 tax shield @ 32%

$36,164

Year-1 return on equity

  • Cash flow (annual)-$17,154
  • Principal paydown$3,083
  • Appreciation at%$14,850
ROE0.5%

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)$7,044
  • Platform fees (3% of revenue)$1,057
  • Maintenance / capex (5% of revenue)$1,761
  • Utilities & supplies$4,200
  • HOA$1,020
  • Property tax$1,540
  • Insurance (STR-rated)$2,970

Cash needed to close

  • Down payment (25%)$123,750
  • Closing costs (4.0%)$19,800
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,164

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

$438,000

Short-life (5/15-yr)

$97,000 · 22%

Year-1 deduction

$113,000

Year-1 tax shield @ 32%

$36,000

Land 12% (county tax record, market value split) · building $341,000 over 39 years · new furniture $16,000

Based on: 1,758 sq ft, built 2005, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $73,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$71,200

  • Kitchen cabinetsdefault

    $9,700 new × 40% good × 2.15 allocation

    $8,300

  • Kitchen countertopsdefault

    $7,900 new × 40% good × 2.15 allocation

    $6,800

  • Decorative trimdefault

    $3,100 new × 40% good × 2.15 allocation

    $2,600

  • Mirrorsdefault

    $300 new × 40% good × 2.15 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.15 allocation

    $800

  • Window coverings (18)default

    $4,500 new × 40% good × 2.15 allocation

    $3,900

  • Carpet, vinyl & laminate (33% of floors)listing

    $3,800 new × 40% good × 2.15 allocation

    $3,200

  • Kitchen & laundry equipment plumbingdefault

    $7,500 new × 58% good × 2.15 allocation

    $9,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,500 new × 58% good × 2.15 allocation

    $5,700

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

    $7,700 new × 40% good × 2.15 allocation

    $6,600

  • Hot tub (freestanding)listing

    $9,000 new × 40% good × 2.15 allocation

    $7,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$41,400

  • Paving: driveway & walks (paved)default

    $8,700 new × 50% good × 2.15 allocation

    $9,300

  • Landscaping (typical)default

    $8,400 new × 50% good × 2.15 allocation

    $9,000

  • Patiosdefault

    $1,700 new × 50% good × 2.15 allocation

    $1,900

  • Decks & porches (attached)listing

    $19,800 new × 50% good × 2.15 allocation

    $21,200
Building, 39-year$341,300

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

    $190,900 new × 65% good × 2.15 allocation

    $266,500

  • Building plumbing & fixturesdefault

    $19,800 new × 58% good × 2.15 allocation

    $24,600

  • Building electrical & lightingdefault

    $19,600 new × 58% good × 2.15 allocation

    $24,400

  • HVACdefault

    $19,800 new × 40% good × 2.15 allocation

    $17,000

  • Hardwood & tile floorsdefault

    $7,500 new × 40% good × 2.15 allocation

    $6,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.15 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$71,200$41,400$400$113,000
2$0$0$8,800$8,800
3$0$0$8,800$8,800
4$0$0$8,800$8,800
5$0$0$8,800$8,800
6+$0$0$305,900$305,900
Total$71,200$41,400$341,300$453,900

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.