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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

236 Lily Jo Way

236 Lily Jo Way

Sevierville, TN 37876

$779,000

3 bd · 3 ba · 2,240 sqft · Listed 1d ago

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

Year built

2023

Sqft

2,240

Lot sqft

40,075

HOA / mo

$0

Furnished

No

List date

2026-10-11T22:40:46.000000Z

Revenue

Annual revenue

$64,231

ADR

$285

Occupancy

62%

Cleaning fees (12 mo)

$14,966

Confidence

Low (36.49), 11 comps

Comp revenue range (p25 / median / p75)

$28,827$54,852$83,313

Median revenue of shown comps: $54,852

  • Heated Pool | Hot Tub | PuttPutt

    Cabin · 3 bd · 3 ba · sleeps 8 · 249 ft

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

    Revenue $101,921ADR $423Occ ≈ 66%5★ (131)

    AirbnbVrbo

  • Indoor pool/ hot tub/ Family cabin near Dollywood

    Cabin · 3 bd · 3 ba · sleeps 8 · 341 ft

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

    Revenue $46,073ADR $330Occ ≈ 38%4.7★ (63)

    AirbnbVrbo

  • 85° Indoor Pool, Game Room & Oversized Hot Tub

    Cabin · 3 bd · 3 ba · sleeps 10 · 358 ft

    Revenue $9,116ADR $455Occ ≈ 5%5★ (153)

    AirbnbBooking

  • Modern Cabin w/ Pool, Hot Tub, Games & More!

    Cabin · 3 bd · 3 ba · sleeps 10 · 423 ft

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

    Revenue $84,181ADR $344Occ ≈ 67%4.6★ (67)

    AirbnbVrboBooking

  • New 3BR Retreat with Indoor Pool & Game Room

    Cabin · 3 bd · 3 ba · sleeps 10 · 459 ft

    Revenue $82,838ADR $362Occ ≈ 63%4.2★ (9)

    AirbnbBooking

  • New! Indoor Pool, Game Room, Families Welcome!

    Cabin · 3 bd · 3 ba · sleeps 10 · 0.2 mi

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

    Revenue $29,056ADR $344Occ ≈ 23%5★ (9)

    AirbnbVrbo

  • Brand New Luxury A-Frame | Sleeps 8 | Free Tkts

    Cabin · 3 bd · 3 ba · sleeps 8 · 0.2 mi

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

    Revenue $489ADR $489Occ ≈ 0%—

    AirbnbVrboBooking

  • Cabin/Prime location/HotTub/Pet-friendly/Game room

    Cabin · 3 bd · 2.5 ba · sleeps 8 · 0.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $56,619ADR $203Occ ≈ 76%4.9★ (214)

    AirbnbVrbo

  • Game Room + Fire Pit | Minutes from Dollywood

    Cabin · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $28,598ADR $213Occ ≈ 37%5★ (30)

    AirbnbVrbo

  • Firepit|HotTub|Smoky Mtns|Sevierville|Pigeon Forge

    House · 3 bd · 2 ba · sleeps 10 · 0.6 mi

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

    Revenue $54,852ADR $272Occ ≈ 55%5★ (116)

    AirbnbVrbo

Show 1 more

  • Perfect Family Getaway Near Dollywood and More

    House · 3 bd · 2 ba · sleeps 10 · 0.7 mi

    Revenue $83,788ADR $396Occ ≈ 58%4.8★ (29)

    Airbnb

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 8) + 0.75% investor premium

Est. revenue

$64,231

NOI

$34,619

Cash flow /mo

-$1,463

Cash needed

$245,410

Cash-on-cash

-7.2%

ROE (yr 1)

4.3%

Cap rate

4.4%

DSCR

0.66

Year-1 write-off

$166,730

Year-1 tax shield @ 32%

$53,354

Year-1 return on equity

  • Cash flow (annual)-$17,560
  • Principal paydown$4,737
  • Appreciation at%$23,370
ROE4.3%

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)$12,846
  • Platform fees (3% of revenue)$1,927
  • Maintenance / capex (5% of revenue)$3,212
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,753
  • Insurance (STR-rated)$4,674

Cash needed to close

  • Down payment (25%)$194,750
  • Closing costs (4.0%)$31,160
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$53,354

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

$662,000

Short-life (5/15-yr)

$147,000 · 22%

Year-1 deduction

$167,000

Year-1 tax shield @ 32%

$53,000

Land 15% (market default, no usable tax-record split) · building $515,000 over 39 years · new furniture $20,000

Based on: 2,240 sq ft, built 2023, 3 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, stone counters, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $95,000 in year 1 (11% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$102,400

  • Kitchen cabinetsdefault

    $10,700 new × 88% good × 1.58 allocation

    $14,900

  • Kitchen countertops (stone)listing

    $11,000 new × 88% good × 1.58 allocation

    $15,300

  • Decorative trimdefault

    $3,900 new × 88% good × 1.58 allocation

    $5,500

  • Mirrorsdefault

    $500 new × 75% good × 1.58 allocation

    $500

  • Shelvingdefault

    $1,200 new × 88% good × 1.58 allocation

    $1,700

  • Window coverings (22)default

    $5,500 new × 70% good × 1.58 allocation

    $6,100

  • Kitchen & laundry equipment plumbingdefault

    $8,300 new × 94% good × 1.58 allocation

    $12,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 94% good × 1.58 allocation

    $7,500

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

    $7,700 new × 75% good × 1.58 allocation

    $9,100

  • Hot tub (freestanding)listing

    $9,000 new × 70% good × 1.58 allocation

    $10,000

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$63,800

  • Paving: driveway & walks (paved)listing

    $9,800 new × 88% good × 1.58 allocation

    $13,700

  • Landscaping (typical)default

    $9,400 new × 88% good × 1.58 allocation

    $13,100

  • Patiosdefault

    $2,200 new × 88% good × 1.58 allocation

    $3,100

  • Decks & porches (attached)listing

    $25,200 new × 85% good × 1.58 allocation

    $33,900
Building, 39-year$515,500

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

    $243,100 new × 95% good × 1.58 allocation

    $365,400

  • Building plumbing & fixturesdefault

    $25,200 new × 94% good × 1.58 allocation

    $37,500

  • Building electrical & lightingdefault

    $25,700 new × 94% good × 1.58 allocation

    $38,200

  • HVACdefault

    $25,200 new × 85% good × 1.58 allocation

    $33,900

  • Hardwood & tile floorsdefault

    $14,400 new × 88% good × 1.58 allocation

    $20,100

  • Fireplacelisting

    $2,600 new × 88% good × 1.58 allocation

    $3,700

  • Septic systemlisting

    $12,000 new × 88% good × 1.58 allocation

    $16,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$102,400$63,800$600$166,700
2$0$0$13,200$13,200
3$0$0$13,200$13,200
4$0$0$13,200$13,200
5$0$0$13,200$13,200
6+$0$0$462,100$462,100
Total$102,400$63,800$515,500$681,600

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.